HomeMy WebLinkAbout2008/02/05 Item 16
CITY COUNCIL
AGENDA STATEMENT
.s}l!f:.. CITY OF
~- CHUIA VISTA
Item No.: lie
Meeting Date: 2/5/08
ITEM TITLE:
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AN AMENDMENT TO THE OTAY
RANCH VILLAGE ELEVEN SECTIONAL PLANNING AREA
(SPA) PLAN AND VILLAGE CORE MASTER PRECISE PLAN -
BROOKFIELD SHEA OTA Y PROJECT L.P.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING A REVISED TENTATIVE
SUBDIVISION MAP FOR THE OTA Y RANCH VILLAGE
ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN -
BROOKFIELD SHEA OTAY PROJECT L.P., CHULA VISTA
TRACT 07-02.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE PARCEL MAP ADJUSTING
THE LOT LINES OF LOT 10 AND LOT "B" OF CHULA VISTA
TRACT NO. 01-11, OTA Y RANCH VILLAGE 11 "A" MAP NO.2,
MAP NO. 14780: WHICH ACCEPTS THE EASEMENT FOR
PEDESTRIAN ACCESS GRANTED ON SAID PARCEL MAP,
AND VACATES EASEMENTS FOR PEDESTRIAN ACCESS
GRANTED PER DOCUMENT RECORDED DECEMBER 28, 2005,
AS DOCUMENT NO. 2005-1108997 AND GRANTED PER MAP
NO. 14780, RECORDED APRIL 30, 2004, BOTH OF OFFICIAL
RECORDS
SUBMITTED BY:
JAMES D. SANDOVAL,
DIRECTOR OF PLANNING AND BUILDING
REVIEWED BY:
DAVID M. GARCIA, CITY MANAGER
SCOTT TULLOCH, ASSISTANT CITY ANAGER
4/5THS VOTE: YES
16-1
Date, Item No.: l/P
Meeting Date: 2/5/08
Page 2 of 8
INTRODUCTION
Brookfield, Shea Otay, LP (Brookfield Homes and Shea Homes) has made an application to
amend the Village Eleven Sectional Planning Area (SPA) Plan, Village Core Master Precise Plan
(MPP), revise the Tentative Subdivision Map, and relocate easements through the recording of a
new Parcel Map in order to accommodate a Conditional Use Permit application by a potential
user of the Community Purpose Facility (CPF) site in Otay Ranch Village II. The proposed
CUP project consists of a church, pre-school and elementary/middle school, gymnasium and
parking area over a 5.5-acre Community Purpose Facility (CPF) site.
The proposal is to reconfigure the 5.5-acre CPF-I site and the I-acre Town Square Park (P-4)
within the village core, such that the CFP-I site would become the focal point center of the
village instead of surrounding the Town Square, and the Town Square Park (P-4) park would be
relocated from the focal point center of the village to the northeast comer of Discovery Falls
Drive and Windingwalk Street (see Attachment No. I).
RECOMMENDATION
Staff recommends that the City Council approve the Village II Sectional Planning Area (SPA)
Amendment, the Revised Tentative Map, and the associated Parcel Map, subject to and
conditioned upon the City Council granting the Appeal of Conditional Use Permit (PCC-07-
064), reversing the decision of the Planning Commission, and adopting a resolution approving
the Conditional Use Permit (PCC-07-064); otherwise, this action shall be deem automatically
revoked and be of no force and effect ab initio.
BOARDS/COMMISSION RECOMMENDATION
On November 14, 2007 the Planning Commission voted (6-1-0-0) recommending denial of the
Village II SPA Amendment and the Revised Tentative Map. The Planning Commission's
recommendation of denial of the Village II SPA Amendment and the Revised Tentative Map
was based upon their (5-2-0-0) vote to deny the proposed CUP application, which is the specific
project that relies upon the approval of the SPA Amendment and Revised Tentative Map.
ENVIRONMENTAL REVIEW
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that the project was
covered in previously adopted Final Second Tier Environmental Impact Report (FEIR) 01-02 for
the Otay Ranch Village Eleven Sectional Planning Area Plan Project. The Environmental
Review Coordinator has determined that only minor technical changes or additions to this
document are necessary and that none of the conditions described in Section 15162 of the State
CEQA Guidelines calling for the preparation of a subsequent document have occurred; therefore,
the Environmental Review Coordinator has prepared an addendum to this document.
16-2
Date, Item No.: \ lp
Meeting Date: 2/5/08
Page 3 of 8
BACKGROUND
On October 2, 2006, Brookfield Shea Otay (BSO) submitted the Village II SPA Amendment
and Revised Tentative Map applications. However, consistent with processing policy, a CUP
application by the potential user of the CPF -I site was still required prior to further review for
entitlements. On April 10, 2007, a potential user of the CPF-I site made a CUP application.
After the first review of the CUP application, staff met with the proj ect applicants to assess the
needs of the CPF user and the ability to provide and maintain design elements of the focal point
center of the village core identified in the Village II Plan. Several site plan iterations were
sketched and general agreement was reached on how a possible redesign and reconfiguration of
the CPF and Town Square could be designed to maintain the primary vision for this area.
Specifically:
1. That the proposed central plaza serving as the open space focal point view at the
terminus of Birch Road be provided and maintained as a community gathering space, to
serve a similar design and community function as the Town Square would have in the
same location, and
2. That a pedestrian path through the central plaza be provided and maintained as a mid-
block pedestrian connection to the village paseo, to serve a similar design and
community function as the 20-ft. wide public easement would have in the same location.
On July 27, 2007, a revised site plan was submitted incorporating certain modifications to
address the community gathering space and pedestrian connection through the site noted above;
namely, the 70-ft wide plaza shown on the previous CUP application was increased to 90-ft.
clear between arcades of the Pre-School and Fellowship Hall buildings, to align with the 120-ft.
Birch Road right-of-way width and further encourage public access, and the pedestrian
connection was revised to show a mid-block pedestrian connection around the
Sanctuary/Worship Building which could encourage pedestrians to access the Village paseo
through the center of the site.
On August 10,2007, staff informed the applicant regarding conditions that would be imposed on
SPA Amendment and Revised Tentative Map application that would require the developer of the
CPF -I site to (1) preserve an open space accessible to the public at the center of the site, and (2)
provide a pedestrian connection through the center of the site to allow pedestrians access to the
Village paseo. These conditions would also be required of the Conditional Use Permit for the
CPF-I site.
Planning Commission Record
On November 14, 2007 the Planning Commission held a public hearing regarding the CUP
application, in conjunction with the Village II SPA Amendment and Revised Tentative Map,
since the CUP is the implementing project. The CUP application was denied by a vote of 5-2,
after which the Planning Commission then considered making their recommendation regarding
the proposed Village II SPA Amendment and Revised Tentative Map.
16-3
Date, Item No.: (V
Meeting Date: 2/5/08
Page 4 of8
The Planning Commission then denied the SPA Amendment and Revised Tentative Map by a
vote of 6-1, based primarily upon the fact that absent the approval of the CUP application there
was no specific project associated with the proposed Village II SPA Amendment and Revised
Tentative Map (See Planning Commission Minutes, Attachment No.3). The Planning
Commission based their decisions on the following:
I. The need to relocate the town square from. its current SPA plan configuration at the
center of the site was viewed by members of the Planning Commission as unnecessary in
order to provide a viable site for the proposed Church, Pre-School and
Elementary/Middle School facility.
(a) Based on exhibits provided by community members showing various site plan layouts
for the facility, the Planning Commission concluded that the proposed Church, Pre-
School and Elementary/Middle School facility could be reconfigured around the central
location of the Town Square as originally envisioned in the Village II SPA plan.
2. The proposed Church, Pre-School and Elementary/Middle School facility raised a
number of issues that were viewed by members of the Planning Commission as
undesirable and not contributing to the general well being of the neighborhood or the
community, such as:
(a) Public Accessibility, Circulation, Traffic, and Parking: Based on testimony and
exhibits provided by community members, the Planning Commission considered that
there were outstanding issues related to public accessibility and use of the central plaza,
circulation through the mid-block pedestrian connection to the Village paseo, the hours of
operation for ancillary activities beyond the primary uses of the church and schools, and
the effects of these ancillary uses on traffic and parking.
(b) Relocation of the Park Site is not Beneficial to the Community: The Planning
Commission concurred with public testimony and exhibits provided by community
members that the reconfiguration of the Town Square from the focal point center of the
village core to a comer park reduces its visibility and viability as a public access space
and as a component of the village core, and that it generally becomes a less favorable
public use space with a secondary presence within the village core compared to what was
envisioned in the original Village II SPA Plan and Village Core Master Plan.
DISCUSSION
Existing Site Characteristics
The Town Square (P-4) and the CPF-I planning areas are sited at the center of the village core in
Village II at the easterly terminus of Birch Road and Discovery Falls Drive, and are meant to be
the focal point elements providing amenities to the community for public use within their open
16-4
Date, Item No.: \ to
Meeting Date: 2/5/08
Page 5 of8
spaces, pedestrian connections and building configurations. The two sites are relatively flat with
a slight slope or grade that drops towards the south and east comer of both sites.
Existing General Plan, Land Use and Zoning
The City of Chula Vista General Plan and the Otay Ranch General Development Plan (GDP)
designate the land within the Otay Valley Parcel for urban villages that are transit-oriented and
pedestrian friendly. Otay Ranch villages are intended to contain higher residential densities and
a variety of mixed-uses in the "Village Cores," surrounded by single-family homes in the
secondary residential areas outside of the village cores. The Town Square (P-4) and the CPF-l
sites are the focal point public open spaces and community purpose facility elements at the
center of the village core in Village Eleven.
The General Plan and Otay Ranch GDP describe Village Eleven as a typical residential village
including single-family, multi-family and mixed-uses. The Village Eleven village core provides
multi-family and commercial mixed-uses across the street (Discovery Falls Drive) from the
Town Square (P-4) and the CPF-l sites.
The subject properties are zoned Planned Community (PC) within the Village Eleven SPA Plan
Planned Community (PC) District Regulations, and the PC District land use designations are P-4
for the Town Square and CPF-I for the Community Purpose Facility.
Project Description
Brookfield, Shea Otay, LP proposes to amend the Village Eleven SPA Plan and Village Core
Master Precise Plan (MPP) text and exhibits, revise the Tentative Subdivision Map, and record a
new Parcel Map in order to:
(I) Relocate and reconfigure the Town Square from the easterly terminus of Birch Road
to the northeast comer of Discovery Falls Drive and Windingwalk Way, and
(2) Relocate the pedestrian easement to the village paseo from across the center of the
CPF site to the northern property line adjacent to the Private Recreational Facility
(PRF) site.
The public easement currently covers the entire Town Square Park (P-4) and extends easterly as
a 20-ft. wide easement through the center of the CPF -1 site. If the Village 11 SPA Plan
Amendments; Village Core Master Plan Amendments; the Revised Tentative Map; and the new
Parcel Map, reconfiguring the lot lines and relocating easements, are approved, the recording of
the Parcel Map will terminate the City's interest in the previous alignment of the pedestrian
access easement (Doc # 2005-1108997) based on the following findings:
16-5
Date, Item No.: 'Ie
Meeting Date: 2/5/08
Page 6 of8
1. The easement is no longer necessary for present or prospective public purposes given the
proposed new alignment for pedestrians along the northern property line when combined
with the proposed pedestrian pathway accessible to the public through the approximate
center of the CPF-I Site as stipulated in the CUP (PCC 07-064).
2. The amendments to the Otay Ranch Village Eleven SPA Plan and Village Core Master
Precise Plan propose to reconfigure the site such that the existing public pedestrian access
easement would encumber the CPF site.
3. Staff Analysis
As noted in the project description, the applicant proposes to amend affected text and exhibits
within the Village Eleven SPA Plan and Village Core Master Precise Plan (MPP) as well as the
Tentative Subdivision Map, in order to accommodate the reconfiguration of the CPF-I site and
relocation of the Town Square Park (P-4).
These changes include the relocation of the recorded 20-fl. public easement currently at the
center of the CPF-I site to the northern boundary of the property of the CPF-I site, adjacent to
the Private Recreational Facility (PRF) swim club site. This public easement as relocated will
still be located on the CPF -I site. The applicant proposes to improve this dedicated public
connection to the Village paseo by constructing a sidewalk with landscape features on both sides.
Tbe Village paseo terminates at the connection with this public easement (see Attachment No.
2).
Another pedestrian sidewalk will be provided through the center of the relocated Town Square
Park (P-4), a public facility to be owned and maintained by the Windingwalk Homeowners
Association, providing another connection for pedestrians south of the center of the CPF -I site to
the village paseo.
It is expected that these other two pedestrian connections will be open to the public at all times
and help to fulfill the pedestrian orientation requirements of the village core; however these two
pedestrian connections do not address the focal point connection requirements as will be noted
below. These pedestrian connections to the Village pas eo are necessary primarily because the
privately owned CPF-I site may hold an occasional special event that would require a temporary
closure of the focal point pedestrian connection that is expected to connect mid-block at the
terminus of Birch Road and Discovery Falls Drive through the center of the CPF -1 site to the
Village paseo.
In conformance with the policies of the Otay Ranch GDP and Village Eleven SPA Design Plan,
the design review checklist from the Village Core Master Precise Plan provides that the CPF-I
site must provide and maintain certain mandatory site plan elements. It is expected that if the
relocation and reconfiguration of the CPF-I site and the Town Square Park (P-4) sites occurs,
that these mandatory site plan elements will be retained.
16-6
Date, Item No.: I (P
Meeting Date: 2/5/08
Page 7 of 8
Staff and the applicant agreed prior to the submittal of this application that mandatory site plan
elements such as (1) "outdoor rooms" such as courtyards, plazas, and arbor walkways, and (2) a
pedestrian connection to the paseo would be retained at the focal point center of the village on
the CPF-1 site, where the Town Square Park (P-4) is currently located.
As..noted in the background discussion, prior to making the CUP application the applicant agreed
to provide (1) the central plaza as the open space focal point view at the terminus Birch Road as
a community gathering space accessible to the public, and (2) the pedestrian path through the
central plaza to the village paseo as a pedestrian path accessible to the public.
Reference to these "outdoor rooms" may be described as either "public access" open space,
which is the language used in the Otay Ranch General Development Plan (GDP) for public or
privately owned open space within a village core, or they may be described, as open space
accessible to the public.
Both the CPF-l site and the Town Square Park (P-4) will be privately owned community
facilities that create open space and pedestrian oriented features, allowing the surrounding
community and general public to have direct access to and through the village core focal point
through elements such as courtyards, plazas, and arbor walkways connecting to the village paseo
as "open space accessible to the public" and "pedestrian connections accessible to the public."
If the CUP application to be heard as part of this public hearing is approved for the CPF -1 site,
the CUP will impose conditions for maintaining the mandatory site plan elements such as the (l)
open space accessible to the public and (2) the pedestrian connections accessible to the public in
conformance with the Otay Ranch Village Eleven SPA Plan and Village Core Master Precise
Plan amendment and Revised Tentative Map conditions.
CONCLUSION
Staff recommends that the proposed SPA Amendment, Master Precise Plan Amendments and
Revised Tentative Map be approved subject to and conditioned upon the reversal of the Planning
Commissions denial of the Conditional Use Permit; otherwise, this action should be
automatically revoked and be of no force and effect ab initio.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the City Council and has found no property holdings
within 500 feet of the boundaries of the property that is subject to this action.
FISCAL IMP ACT
The proposed project will not have an impact on the City's General Fund, and there are no fiscal
impacts to the City coming from the preparation of the reports and resolutions for these
discretionary applications, as all costs are covered by their respective deposit accounts.
16-7
Date, Item No.: I tt;,
Meeting Date: 2/5/08
Page 8 of 8
ATTACHMENTS
I. Locator Map
2. Existing/Proposed Village Core Site Plan Map
3. Proposed SPA / MPP Text Revisions and Table listing all figures and Exhibit Revisions
4. Addendum to the Village Eleven Environmental Impact Report (EIR-OI-02)
5. SPA Amendment and Revised Tentative Map Application
Prepared by: Harold Phelps, Associate Planner, Planning & Building Department
J: IPlanningIHAROLDIPCZ-07 -03 YCC-07 -024 _ CC _Report. doc
J: IAttorneylDavidMlAgenda StatementsIPCM-07-05 YCS-07-02 _ CC _Report SPA Draft21_ 02-05-08. doc
16-8
;4 1/AC/.hv1 C.u r .L
/
CHULA VISTA PLANNING AND
LOC)CATOR ~~~~~T: Brookfield Shea LLC.
PROJECT North of Windingwalk St &
ADDRESS: South of Explorations Falls Dr
SCALE: FILE NUMBER:
No Scale PCM-Q7-05
BUILDING
DEPARTMENT
NORTH
PROJECT DESCRIPTION:
MISCELLANEOUS
Project Description: Revised TM to allow the relocation of the P-2 Park site
to the Southwest oomer of Winding Walk St & DisooveryFalls Dr. The lot
acreages for both the CPF-2 site and the P-2 stte remain the same
P-2 = 1.0 acres, CPF-2 = 5.5 acres).
Related cases: PCS4l7-02
J:\planning\carlos\locators\pcm-0705.cdr 10.10.06
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LIST OF TEXT REVISIONS
SPA Plan
page 5-2
Design Plan
pages 2-48 and 3-12
Parks, Recreation, Open Space and Trails Plan
pages 1-6, 2-3, 2-8
Village Core Master Precise Plan
Pages 17, 71 and 72
16-13
VILLAGE ELEVEN SPA PLAN
Parks, Recreation, Open Space and Trails
Neighborhood Park
In conformance with the GDP, the net 7-acre neighborhood park is located in the village
core. This location provides several benefits to the Village: it is within walking distance of
the most densely populated portion of the village, its proximity to the community purpose
facility and elementary school provide opportunities for shared facilities and programs, and
its adjacency to the SDG&E/SDCW A easement optimizes vistas and spaciousness in the
Village. This location also minimizes the negative affects of play field lights, noise and
traffic on nearby residential neighborhoods. Park amenities will be in conformance with the
City Parks and Recreation Department requirements. A conceptual plan for the
neighborhood park is illustrated in Exhibit 11.2.5.-2. As illustrated in the conceptual plan,
amenities could include a tot lot, ball fields, and court sports.
Town Square
The one-acre, privately owned and maintained town square is centrallv located in the village
core at the terminus of a !lrimary entry slreet. The town square serves as the ~ village feeaI
peiHt gathering place and reflects the pedestrian design and urban character of the village.
Envisioned as a traditional, formally designed park or plaza, it will provide opportunities for
passive recreation, community events, and a setting for public art. The mixed-use
commercial, community purpose facility and multi-family residential developments will face
towards the town square. A conceptual plan for the town square is illustrated in Exhibit
II.2.5.-3.
Private Recreation Facilities
In addition to the neighborhood park and town square, the Village Eleven plan provides two
private recreation facilities: a 3-acre park in the village core and a 3.8-acre facility in the
eastern portion of the village. These private recreation facilities are centrally located at the
terminuses ofthe village entry streets and paseos to create focal points in the village. The
central location of these private facilities provides a variety ofrecreational opportunities
within walking distance of residences. Recreational facilities in the village core site will
augment the limited size and passive nature of recreational spaces within multi-family
residential development and, as such, are proposed to be credited towards multi-family
common open space requirements. The eastern facility will provide family-oriented
recreational opportunities in close proximity to neighborhoods. The building, swimming
pool and other facilities will be dedicated to the Community/Homeowners Association and
made available for group meetings and programs and, as such, are proposed for CPF credit.
Both private recreation facilities will provide open lawn, seating and picnic areas, and tot
lots. Some facilities, such as community buildings and swimming pools, will be gated and
available to members of the homeowners association and their guests. Conceptual plans
illustrating potential amenities are illustrated in Exhibits 11.2.5.-4 and 5.
Brookfield Shea Otay, LLC
5-2
16-14
October 9. 2001
Proposed Amendment
VILLAGE ELEVEN DESIGN PLAN
Overall Village Design
11.4.2.4
Parks & Private Recreation Facilities
Village Eleven contains a public neighborhood park, a privately owned town square park and
two private recreation facilities. These parks and recreation facilities have been located to
create focal points in the village and to be accessible to all villagers. As focal points, they
will provide aesthetic elements and contribute to village identity and they will function as
meeting places for villagers seeking both passive and active recreational opportunities. To
promote park and recreational facility access, paseos traverse neighborhoods and terminate at
the facilities. Figure 11.4.2.4-1 illustrates the locations of parks, recreation facilities, paseos
and trails in the village.
The design of the parks and private recreation facilities will incorporate the Irving Gill-
inspired design theme. The theme will be used in the design of buildings, plazas, shade
structures, seating and picnic areas. Furnishings such as fountains, benches, fencing and
lighting will also adhere to the village design theme. Landscaping will use trees to create
accent and focal points as well as shade. Lawns will be used to create multi-use play and
picnic areas. Masses of shrubs and ground covers will be used in place of lawns, where
appropriate, to lower irrigation and maintenance costs. Parks and private recreation facilities
will be designed in compliance with the City Design Manual and Landscape Manual. City-
owned parks will be designed in compliance with the City's standards and guidelines for
public parks.
Town Square
The one-acre privately owned town square (P-4), located in the village core, serves as the
main !! village foeal }loint gathering place and reflects the pedestrian design and urban
character of the village. Envisioned as a traditional, formally designed park, it will provide
opportunities for passive recreation, community events, and opportunities for public art. The
design of the town square should reflect its importance in the village. A strong design
element, such as a structure or fountain, will be the focal point of the town square. That
element will be designed in the Irving Gill-inspired village design theme. Shade and accent
trees, shrubs, vines and groundcovers should create a setting for the focal point and support
the design theme. A conceptual plan for the town square is illustrated in Figure 11.4.2.4-2.
Neighborhood Park
The 7-acre public neighborhood park (P-l), located in the village core adjacent to the
elementary school, will provide active and passive recreational opportunities for village
residents. The park is centrally located in the village to provide convenient access to village
residents. The location of the neighborhood park between the SDG&E easement and the
elementary school optimizes vistas and spaciousness in the village. This setting also
minimizes the negative affects of play field lights, noise and traffic on nearby residential
neighborhoods. Park amenities may include a multi-purpose open lawn, lighted ball fields
and sport courts, picnic shelters, tot lot and a restroom facility andlor maintenance building.
Brookfield Shea Otay, LLC
2-48
16-15
October 23. 2001
Proposed Amendment
VILLAGE ELEVEN DESIGN PLAN
Village Core Design
11.4.3.2
Site Planning
The organization ofland uses in the village core provides for landmark focal points at village
entries, compatible lands uses that can share pedestrian-oriented connecting open spaces, and
orientation of buildings toward the street, with parking and utility areas located away from
the street. The village core land use plan provides for the siting of land uses to adhere to the
following guidelines:
. Locate buildings in proximity to the village streets to create a "main street."
. Locate entries at the street in close proximity to create articulation and interest in the
street scene.
. Locate landmark buildings and landscape features at the entry focal points and at
prominent intersections within the village core.
. Site buildings to create outdoor rooms and interconnected pedestrian paths between
developments.
. Subordinate vehicular access by locating parking lots, loading and service areas at the
rear or sides of development and away from the public and pedestrian areas.
. Centrally blocate the town square as a feeal peiat within the village ami gF011fl llUihiiags
af011Rd the t0wa sqllare to serve as a communitv gathering place.
. Provide for a village pathway or paseo to connect neighborhoods to the village core and
create a pedestrian connection through the core.
Figure 11.4.3.2-1 illustrates the village core concept plan.
Brookfield Shea Olay, LLC
3-12
16-16
October 23,2001
Proposed Amendment
Village Eleven Parks, Recreation, Open Space and Trails Plan
Introduction
Village Eleven Parks Requirements
Parks requirements for Village Eleven are described and determined by the Otay Ranch
GDP, Chula Vista Municipal Code, Chula Vista Landscape Manual and Village Eleven SPA
Plan as described below.
Otav Ranch GDP
In order to serve the recreational needs of Otay Ranch residents, a standard of 3 acres of land
per 1000 residents shall be provided in the form of local parks. The GDP specifies that a
minimum of 7 acres of public neighborhood park and a I-acre private town square be
provided in the village and that the remaining acreage requirement be satisfied through
contributions toward community parks located elsewhere in Otay Ranch. The park acreage
requirement is determined by the number and type of dwelling units approved on the Village
Eleven Tentative Map, in accordance with the Chula Vista Municipal Code.
The Village Eleven SPA Plan provides a 7-acre neighborhood park in the village core and
adjacent to the elementary school as required by the GDP. A one-acre town square is
centrallv located to ereate a [oeal flaiRt in the village core, also in conformance with the
GDP. The neighborhood park and town square provide a total of 8 acres towards the Village
Eleven parks requirements.
Within the village common open space are two private recreational facilities that provide
additional park and recreation opportunities. The private recreational facilities are proposed
to be credited towards Community Purpose Facilities and multi-family common open space.
Chula Vista Municipal Code
The City of Chula Vista Municipal Code, Chapter 17.10, Parklands and Public Facilities
(12/94), establishes the method by which actual required park acreage is to be calculated,
based on the number and type of residential units determined at the Tentative Map level. In
accordance with Chapter 17.10, each single family dwelling unit generates a need for 423
square feet of developed parkland. Each attached, cluster housing, or planned unit
development (either condominium or subdivided ownership) generates a need for 366 square
feet of developed parkland. Each multi-family dwelling unit generates a need for 288 square
feet of developed parkland. Based on 996 single family, 824 attached, and 484 multi-family
units, the Code requires a parkland obligation of approximately 19.3 acres for Village
Eleven.
The Municipal Code also describes the requirements for provision of parks as land or in-lieu
fees, as well as elements that may be required within neighborhood and community parks.
The Village Eleven park obligation is met through the provision of 8 acres of park
Brookfield Shea Otay, LLC
1-6
16-17
October 9. 2001
Proposed Amendment
Village Eleven Parks, Recreation, Open Space and Trails Plan
Park & Recreation Program
Private Recreation Facilities
Private recreation facilities emphasize informal social and recreational activities.
Facilities may include informal play areas, tot lots and seating areas.
Town Squares
Town squares are the i! focal points of the village core and provide the opportunity to
create a social center in the village. Facilities may include plazas or open areas for
village events and performances, seating areas, tot lots and play areas.
Public Schools
Public school buildings and outdoor play areas provide an opportunity for recreational
activities within a village. The location of schools adjacent to parks enhance both uses
and may allow for shared use of facilities.
Commercial Centers
Commercial areas within a village can provide recreational opportunities in the form of
outdoor seating and eating areas. Businesses such as cafes, bookstores and bike shops
promote leisure and recreational activities.
Community Purpose Facilities
Recreational activities that serve the village may be provided by a community purpose
facility such as a church, Boys and Girls Club or similar non-profit entity. Facilities may
include swimming pools, senior or teen centers and meeting rooms.
Village Pathway, Paseos and Trails
Special pedestrian and bicycle routes provide an opportunity for expanded recreation and
for conveniently traveling to parks or other recreational sites within a village.
Brookfield Shea Otay, LLC
2-3
16-18
October 9, 2001
Proposed Amendment
Village Eleven Parks, Recreation, Open Space and Trails Plan
Park & Recreation Program
Town Square
Location
The one-acre town square (P-4), located in the village core, serves as the maia a village
focal Jloint gathering place and reflects the pedestrian design and urban character of the
village.
Park Facilities
Envisioned as a traditional, formally designed park, the town square will provide
opportunities for passive recreation and connnunity events. Figure II-3 illustrates a
conceptual plan for the town square with the following facilities:
. Focal point feature such as a gazebo, plaza or fountain
. Seating areas
. Open lawn areas
. Paved walkways and lighting
Ownership, Funding and Maintenance
The town square site will be owned and maintained by a central business district,
homeowners association or adjacent landowners. Improvements will be the responsibility of
the applicant.
Brookfield Shea Otay, LLC
2-8
16-19
October 9. 2001
Proposed Amendment
Otay Ranch Village Eleven
Core Master Precise Plan
Design Guidelines
Village Core District
C. Village Core District
The Village Core District is composed of the Mixed-Use/Commercial, Town Square,
Community Purpose Facility, Private Recreation Facility, Elementary School and
Neighborhood Park sites. This district within the core is the most structured and urban area
within the core. The design intent is to be primarily pedestrian-oriented with subordinated
vehicular activity. Pedestrian-friendly urban design elements include pedestrian scaled
storefronts and lighting, amenities such as seating and shade trees, and social interaction
spaces such as outdoor cafes and plazas.
1. Building Siting and Urban Character
The organization of land uses in the Village Core provides for landmark focal points at
village entries, compatible lands uses that can share pedestrian-oriented connecting open
spaces, and orientation of buildings toward the street, with parking and utility areas located
away from the street. The Village Core land use plan provides for the siting of land uses to
adhere to the following guidelines:
. Centrally l,locate the town square as a foeal point within in the village core to serve as a
communitv gathering place and grOllp buildings arollBd the town square.
. Locate landmark buildings and landscape features at the entry focal points and at
prominent intersections within the Village Core.
. Site buildings to create outdoor rooms and interconnected pedestrian paths between
developments.
. Locate buildings in proximity to the village streets to create a "main street." Building
setbacks are prescribed for each street classification in the Village Eleven Design Plan.
The Village Eleven PC District Regulations minimum building setback from the street is
15 feet, measured from the face of street curb.
. Locate pedestrian entries at the street in close proximity to create articulation and interest
in the street scene. Design emphasis on the entries improves the street scene and helps
distinguish individual shops in a multi-tenant building. Storefronts shall incorporate
display windows to encourage interaction with the street scene.
. Each project or land use shall provide a well-articulated, identifiable entry for both the
pedestrian and vehicle, from street/walkway to building. Project entries and connections
to and into buildings shall be enhanced with landscaping, hardscape detail and
architectural accents.
. Subordinate vehicular access by locating parking lots, loading and service areas at the
rear or sides of development and away from the public and pedestrian areas.
. Provide for a village pathway or paseo to connect neighborhoods to the Village Core and
create a pedestrian connection through the core.
The following Exhibit 6 provides a perspective view of the Village Core from the Birch Road
entry that illustrates these guidelines.
Brookfield Shea Otay, LLC.
16-120
October 9. 2001
Otay Ranch Village Eleven
Core Master Precise Plan
Design Review Checklists
TOWN SQUARE SITE (P-4)
Design District:
. Village Core
Location:
. Central aRa fecal peiat eHtry te in the village core at Birch Road/Village Batry Street.
Planned Use:
. Town square plaza or park.
Permitted Use:
. As permitted by the Otay Ranch Village Eleven Planned Community District
Regulations.
Building Design/Siting:
· Village focal point reflecting the pedestrian design and urban character of the village.
. Traditional design reflecting importance within the village.
Pedestrian Access:
· Highly pedestrian oriented with well-defined access and circulation to the Village
Pathway and Village Core Promenade Streets and the paseo.
Vehicle Access:
. Vehicular circulation arolHld the square access from Village Core Promenade Street.
. Parking on e!l!lesite siae ef street from square adiacent streets.
Transit Access:
. Transit stop located opposite square at Mixed-Use/Commercial site.
Urban Character:
. Formal, village f-oeal !loint gathering place.
Mandatory Site Plan Elements:
. Village Landmark with a strong design element such as a fountain or public art.
. Traditional design reflecting importance within the village.
. Shade and accent trees, seating areas and other pedestrian amenities.
. Integrated pedestrian circulation throughout the site.
. Integrated design with Village Promenade streetscape.
Brookfield Shea Olay, LLC.
16""21
October 9, 200 f
Otay Ranch Village Eleven
Core Master Precise Plan
Design Review Checklists
COMMUNITY PURPOSE FACILITY SITE (CPF)
Design District:
o Village Core
Location:
o Central area of village core and village focal point at Birch Road/Village Entry.
Planned Use:
o Community Purpose Facility such as a church or community-serving institution.
Permitted Use:
o As permitted by the Otay Ranch Village Eleven Planned Community District Regulations.
Building Design/Siting:
o Landmark/focal point building location.
o Primary pedestrian oriented edges along the Village Core Prorrienade Street (Discovery Falls).
o Parking lot internal to site.
Pedestrian Access:
o Highly pedestrian oriented with well-defined access and circulation to the Village Core
Promenade Street, Town SEJlIare, transit stop and paseo.
Vehicle Access:
o Vehicular access from Village Core Promenade Street.
o Parallel parking on adjacent village streets and internal parking lot.
Transit Access:
o Transit stop located across Village Core Promenade Street.
Urban Character:
o Formal, articulated and highly detailed architecture towards Village Entry Street and Village
Core Promenade Street.
Mandatory Site Plan Elements:
o Architectural Focal Point
o "Outdoor rooms" such as courtyards, plazas, and arbor walkways.
o Integrate design with Village Core Promenade streetscape.
o Pedestrian connections to transit stop, Town Square, Private Recreation Facility and paseo.
o Integrated pedestrian circulation throughout the site.
o Parking lot internal to site.
Brookfield Shea Olay, LLC.
16....22
October 9. 2001
;4 rr;4CJI'/1-1 c:.j1./ r 1
ADDENDUM
TO THE
FINAL SECOND TIER ENVIRONMENTAL IMPACT REPORT
FOR THE
OTA Y RANCH GENERAL DEVELOPMENT PLAN (GDP) AMENDMENTS/
VILLAGE ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN AND TENT A TIVE MAP
EIR-OI-02
SCH #200I031I20
DATE:
Otay Ranch Village Eleven SPA and Tentative Map
Amendment
Southwest Comer ofWindingwalk Street and Birch Road
Brookfield Shea LLC
PCS-07-02, Revised Tentative Map
PCS-07-05, SPA Amendment
September 19,2007
PROJECT NAME:
PROJECT LOCATION:
PROJECT APPLICANT:
CASE NO:
I. INTRODUCTION
This addendum has been prepared to provide additional environmental information and analysis
to the Final Second Tier Environmental Impact Report 01-02 ("FEIR") for the Otay Ranch
Village Eleven Sectional Planning Area Plan Project ("Project").
As the lead agency for the Project under the California Environmental Quality Act ("CEQA")
(Pub. Resources Code, ~21000 et seq.), the City ofChula Vista ("City") prepared and conducted
an environmental analysis of the Project. A Notice of Preparation was issued on March 30,
2001. A Draft Environmental Impact Report ("DEIR") was publicly circulated on July 13, 200 I.
After a 45-day public comment period, the City prepared responses to those comments and
included them in the FEIR. The FEIR evaluates the environmental effects of the adoption of the
Otay Ranch General Development Plan (GDP) Amendments and Village Eleven Sectional
Planning Area ("SPA") Plan and Tentative Map. On October 23, 2001, the City Council
approved the Project and certified the FEIR (EIR 01-02) for the Otay Ranch GDP
AmendmentsNillage Eleven Sectional Planning Area Plan and Conceptual Tentative Map, and
approved the Sectional Planning Area (SPA) Plan for Otay Ranch Village Eleven, consisting of
single-family and multi-family residential homes, community facilities, and commercial
acreage.
A modification to the SPA Plan and Tentative Map for Village Eleven has been proposed, which
would swap the CPF-I site with the P-2 (Town Square) site, maintaining the same acreages.
Figure 1 shows the proposed tentative map for the Otay Ranch Company property in Village
Eleven.
Addendum to EIR 01-02
1 6-~3
II. CEQA REQUIREMENTS
Sections 15162 through 15164 of the State CEQA Guidelines discuss a lead agency's
responsibilities in handling new information that was not included in a project's final
environmental impact report. Section 15162 of the State CEQA Guidelines provides:
(a) When an EIR has been certified or a negative declaration adopted for a project, no
subsequent EIR shall be prepared for that project unless the lead agency
determines, on the basis of substantial evidence in the light of the whole record,
one or more ofthe following:
(I) Substantial changes are proposed in the project which will require major
revisions of the previous EIR or negative declaration due to the
involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which
the project is undertaken which will require major revisions of the
previous EIR or negative declaration due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects; or
(3) New information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at the
time the previous EIR was certified as complete or the negative
declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed
in the previous EIR or Negative Declaration;
b. Significant effects previously examined will be substantially more
severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible and would substantially reduce
one or more significant effects of the project, but the project
proponents decline to adopt the mitigation measure or alternative;
or
d. Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR would
substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the
mitigation measure or alternative.
Addendum to EIR 0 I -02
16lz4
In the event that one of these conditions would require preparation of a subsequent EIR but "only
minor additions or changes would be necessary to make the [Final] EIR adequately apply to the
project in the changed situation," the lead agency could choose instead to issue a supplement to
the Final EIR. (CEQA Guidelines, 915163, subd. (a).) Thus, the City must consider under the
standards articulated above whether there will be previously undisclosed significant
environmental impacts or a substantial increase in the severity of previously disclosed impacts.
(CEQA Guidelines, 9915162,15163,15164, subd. (a).)
As the discussion below demonstrates, implementing the Project with the modifications to the
SPA Plan for Village Eleven would result in no new environmental impacts, or no more severe
impacts, than were disclosed in the FEIR for the Project. Therefore, it is appropriate for the City
to prepare an addendum pursuant to CEQA Guidelines, 915164.
Section 15164 states that an addendum should include a "brief explanation of the decision not to
prepare a subsequent EIR pursuant to Section 15162" and that the explanation needs to be
supported by substantial evidence. (CEQA Guidelines, 915164, subd. (e).) The addendum need
not be circulated for public review but may simply be attached to the Final EIR. (Ibid.; CEQA
Guidelines, 915164, subd. c.)
A modification to the SPA Plan and Tentative Map for Village Eleven does not constitute a
substantial change to the previously approved project, nor would substantial changes occur with
respect to the circumstances under which the project would be undertaken. In addition, no new
information of substantial importance has been identified that shows that the proposed project
will result in significant effects not discussed in the previous EIR or significant effects that
would be more severe than those identified in the previous ErR.
Therefore, in accordance with Section 15164 of the State CEQA Guidelines, the City has
prepared an addendum to FEIR 01-02 to address the proposed changes to the project.
III. PROJECT SETTING
The Village Eleven project area is located in the northeast portion of the Otay Valley Parcel of
the Otay Ranch General Development Plan, south of Olympic Parkway and the residential
community of Eastlake Greens; west of Hunte Parkway; and east of the Salt Creek area. The
Village Eleven SPA project area includes approximately 489 acres.
IV. PROJECT DESCRIPTION
The proposed amendment to the Village Eleven SPA Master Precise Plan reconfigures the CPF
and Town Square sites to improve their design potential. The proposed amendment is the result
of site studies to locate the Concordia Lutheran Church within the existing long and narrow CPF
site surrounding the Town Square site. The shape of the CPF site is very constraining to
accommodate all the church facilities and their functional needs. The proposed amendment will
create a more functional CPF site by relocating the Town Square to the south at the intersection
of Discovery Falls and Windingwalk Street. The acreages of both the CPF and Town Square
Addendum to EIR 01-02
16.]25
will be maintained and their design will be consistent with the approved Village Eleven SPA
Master Precise Plan
V. ANALYSIS
The proposed modifications to the Otay Ranch Village Eleven SPA Plan and Tentative Map
addressed in this addendum (and described above) would not result in new or different impacts
than that which were described in the FEIR for the SPA plan. None of the proposed changes to
the Village Eleven SPA plan would result in either a change in significant impacts or the adopted
mitigation measures. A summary of the potential impacts due to the modification to the Village
Eleven SPA plan are discussed below.
Land Use
The land use changes addressed in this addendum would have no effect on the impacts and
conclusions described in the Land Use section of the FEIR. Development of the Village Eleven
Sectional Planning Area (SPA) Plan was evaluated in the Final Second Tier EIR 01-02 for the
Otay Ranch GDP AmendmentsNillage Eleven Sectional Planning Area Plan, and Conceptual
Tentative Map that was certified on October 23, 2001. The SPA amendment proposed would
modify zoning by: swapping the 5.5-acre Community Purpose Facility (CPF-I) site with the 1-
acre Town Square Park (P-2) site, reconfiguring the two sites to improve their design potential;
relocate the City's pedestrian easement from the center of the CPF-I site to the northern end of
the site; and require, through a conditional use permit, that a pedestrian connection replace the
City's relocated pedestrian easement through the modified CPF-I site to maintain pedestrian
orientation in the Village.
The proposed amendment is the result of site studies to locate Concordia Lutheran Church within
the existing long and narrow CPF site surrounding the Town Square site. The shape of the CPF
site is very constraining to accommodate all the church facilities and their functional needs. The
proposed amendment would create a more functional CPF site by relocating the Town Square to
the south at the intersection of Discovery Falls and Windingwalk Street. The acreages of both
the CPF and Town Square would be maintained and their design would be consistent with the
approved Village Eleven SPA Master Precise Plan.
The proposed changes would also be in conformance with the Otay Ranch General Development
Plan (GDP) and the City of Chula Vista General Plan. The GDP requires that a focal point
pedestrian gathering place feature be provided within the village core of every Village SPA Plan.
To provide and maintain this requirement, (as specified in the Village Eleven SPA Plan and
Village Core Master Precise Plan), any site plan submitted for approval of the CPF-I site shall
include a plaza or public use square at the same focal point location where the original Town
Square (P-2) was planned. The GDP also requires that pedestrian orientation be maintained in
every Village SPA Plan. The SPA Plan amendment and revised tentative map will allow for
relocation of the City's existing pedestrian easement that runs from Discovery Falls to the
Village Eleven paseo, to the northern end of the CPF-l site. And, through a conditional use
permit for the site, require that a pedestrian connection replace the City's existing pedestrian
easement.
Addendum to EIR 01-02
16-4z6
The City of Chula Vista General Plan designates the CPF and Town Square parcels as mixed-use
residential. The proposed modification to the SPA Plan would be consistent with the City of
Chula Vista General Plan designations, the Otay Ranch General Development Plan (GDP), and
the land use designation identified in the Village II SPA Plan, as described in the FEIR. The
modified zoning designations would not result in any new land use compatibility issues and
would not conflict with any applicable management or conservation plans.
VI. CONCLUSION
The proposed modification to the Otay Ranch Village Eleven SPA Plan and Tentative Map
would not cause any new or more severe physical impacts nor require any additional mitigation
measures that were not already addressed in the FEIR. As such, the analysis and conclusions
presented in the FEIR are not changed by the proposed action.
Pursuant to Section 15164 of the State CEQA Guidelines and based upon the above discussion, I
hereby find that the revisions to the proposed Project will result in only minor technical changes
or additions to the Project, and that none of the conditions for preparing a subsequent or
supplemental EIR, as identified by Sections 15162 and 15163, exist. Therefore, the preparation
of this Addendum is appropriate to make the FEIR adequate under CEQA.
References: Otay Ranch Village Eleven Sectional Planning Area and Tentative Maps
Environmental Impact Report 01-02
Otay Ranch Village Eleven Sectional Planning Area (SPA) Plan
Title 19, Chula Vista Municipal Code
Addendum to EIR 01-02
5
16-27
REVISED TENTATIVE MAP (GV.T. 01-11C)
GTAY RANCH - VILLAGE 11
WINDINGWALK
CITY OF CHULA VISTA, CALlFOINIA
~-
I
It.,
d
~_....)....-
VICINITY MAP
KEY MAP
sc......,....JOO
16-28 "..'>, ",;.y.,.; FIGURE !
~!f?
-r-
ENVIRONMENTAL CHECKLIST FORM
mY OF
CHULA VISTA
1. Name of Proponent:
Brookfield Shea LLC
Adam Pevney, Vice President
2. Lead Agency Name and Address:
City of Chula Vista
Planning and Building Department
276 Fourth Avenue
Chula Vista, CA 91910
3. Address and Phone Number of Proponent:
12865 Pointe Del Mar, #200
Del Mar, CA 92014
(858) 481-8500
4. Name of Proposal:
Otay Ranch Village Eleven
SPA and Tentative Subdivision
Map Amendment
5. Date of Checklist:
September 19, 2007
6. Case No.:
PCM-07-05 and PCS-07-02
ENVIRONMENTAL ANALYSIS QUESTIONS:
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista? 0 0 0 .
b) Substantially damage scenic resources, including, 0 0 0 .
but not limited to, tress, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or 0 0 0 .
quality of the site and its surroundings?
d) Create a new source of substantial light or glare,
which would adversely affect day or nighttime views
o
o
o
.
16-29
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
in the area?
Comments:
The proposed SPA Amendment would reconfigure the CPF-I site by moving the P-2 (Town Square)
site from the terminus of Birch Road to the intersection of Discovery Falls and Windingwalk Street.
Thus, the Town Square would be situated on a comer, rather than at the terminus of a road and a
landmark building could be located at the terminus of Birch Road. These changes are considered
negligible with respect to landform alteration and aesthetics. No additional impacts to aesthetics are
anticipated.
II. AGRICULTURAL RESOURCES. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
o
o
o
.
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
o
o
o
.
c) Involve other changes in the existing environment,
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use?
o
o
o
.
Comments:
The FEIR determined that significant, unmitigated impacts would occur due to the loss of agricultural
land as a result of implementing the entire Village Eleven SPA Plan. A Statement of Overriding
Considerations was adopted at the time the Village Eleven FEIR was certified. Modifications to the SPA
Plan, which includes swapping the CPF-t site with the P-2 (Town Square) site, would not result in any
additional impacts to agricultural land than what was previously analyzed in the FEIR.
m. AIR QUALITY. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
o
o
o
.
1 6-~O
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
b) Violate any air quality standard or contribute 0 0 0 .
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase 0 0 0 .
of any criteria pollutant for which the project
regIon IS non-attainment under an applicable
federal or state ambient air quality standard
(including releasing ennsslOllS, which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant 0 0 0 .
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
o
o
o
.
Comments:
The FEIR determined that significant, unmitigated air quality impacts would occur as a result of
implementing the entire Village Eleven SPA Plan. A Statement of Overriding Considerations was
adopted at the time the FEIR was certified. Modifications to the SPA Plan, which include swapping the
CPF-l site with the P-2 (Town Square) site would not result in any additional air quality impacts than
what was analyzed in the FEIR. Short-term construction impacts to air quality are not expected to be
exacerbated by the proposed modifications.
IV. BIOLOGICAL RESOURCES. Would the
project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations, or by the California Department ofFish
and Game or U.S. Fish and Wildlife Service?
o
o
o
.
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
o
o
o
I
1 6-~ 1
Issues:
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Comments:
Potentially
Significant
Impact
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
o
Less Than
Significant
Impact
o
o
o
o
No
Impact
I
I
I
.
The project site has been graded as allowed under the FEIR and the site is currently devoid of any
sensitive plant or animal species or habitats. No impacts to biological resources will occur.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
State CEQA Guidelines S 15064.5?
16-12
o
o
o
.
Issues:
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to State CEQA Guidelines S 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those interred
outside offormal cemeteries?
Comments:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
o
o
o
.
o
o
o
.
o
o
.
o
The FEIR did not have any mitigation measures for cultural resources. The project site has been graded as
allowed under the FEIR and is currently devoid of any artifacts. No impacts to cultural resources will
occur with the proposed SPA amendment.
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury or death involving:
L
Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault?
ii.
Strong seismic ground shaking?
iii.
Seismic-related
liquefaction?
ground
failure,
including
1 6-~3
o
o
o
.
o
o
o
.
o
o
o
.
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
IV. Landslides? D D D .
b) Result in substantial soil erosion or the loss of D D D .
topsoil?
c)
Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on-
or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
D
D
.
d)
Be located on expansive soil, creating substantial
risks to life or property?
D
D
D
D
.
e)
Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
D
o
.
Comments:
D
The modification to the SPA Plan for Village Eleven would not result in any previously unidentified
geophysical impacts or require any new mitigation measures. No major geologic conditions would
constrain the development of the site as proposed in the modified SPA Plan. Implementation of
Mitigation Measures 5.5-1 through 5.5-5 in the FEIR would mitigate any potential geophysical
impacts.
VII. HAZARDS AND HAZARDOUS
MATERIALS. Would the project:
a)
Create a significant hazard to the public or the
envirorunent through the routine transport, use, or
disposal of hazardous materials?
b)
Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
16-~4
D
D
D
.
D
D
D
.
Issues:
c)
Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or
proposed school?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
d)
Be located on a site which is included on a list of
h=dous materials sites compiled pursuant to
Government Code section 65962.5 and, as a
result, would it create a significant h=d to the
public or the environment?
Less Than
Significant
Impact
o
o
o
.
e)
For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
o
o
.
t)
For a project within the vicinity of a private
airslrip, would the project result in a safety hazard
for people residing or working in the project area?
o
o
o
.
g)
Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
o
o
o
o
.
h)
Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
o
o
.
Comments:
o
o
o
.
o
The FEIR did not identify any public safety (hazards) impacts associated with the proposed development
of the Village Eleven area, beyond what was identified by the Program EIR 90-01. Complying with
Mitigation Measure 5.J 4-1 of the FEIR would ensure that no significant hazardous impact would result
from the proposed SPA amendment to swap the locations of the CPF-I and P-4 (Town Square) sites.
16-35
Issues:
VllI. HYDROLOGY AND WATER QUALITY.
Would the project:
a) Result in an increase in pollutant discharges to
receiving waters (including impaired water bodies
pursuant to the Clean Water Act Section 303( d) list),
result in significant alteration of receiving water
quality during or following construction, or violate
any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (e.g., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which permits
have been granted)? Result in a potentially
significant adverse iropact on groundwater quality?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
Less Tha n
Significant
Impact
o
o
.
o
o
o
o
.
c) Substantially alter the existing drainage pattern of the 0 0 0 .
site or area, including through the alteration of the
course of a stream or river, in a manner, which
would result in substantial erosion or siltation on- or
off-site?
d) Substantially alter the existing drainage pattern of the 0 0 0 .
site or area, including through the alteration of the
course of a stream or river, substantially increase the
rate or amount of surface runoff in a manner which
would result in flooding on- or off-site, or place
structures within a 100- year flood hazard area which
would iropede or redirect flood flows?
e) Expose people or structures to a significant risk of 0 0 0 .
loss, injury or death involving flooding, including
16-~6
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
flooding as a result of the failure of a levee or dam?
f) Create or contribute runoff water, which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
o
o
o
.
Comments:
The changes associated with the proposed SPA amendment would not affect the water resources and
water quality determinations made in the FEIR. The application of water resources and water quality
Mitigation Measures 5.9-1 through 5.9-4, as detailed in the FEIR, would ensure that there are no
significant impacts to water resources and water quality.
IX. LAND USE AND PLANNING. Would the
project:
a) Physically divide an established community?
o
o
o
.
b) Conflict with any applicable land use plan, policy, 0 0 0 .
or regulation of an agency with jurisdiction over
the project (including, but not limited to the
general plan, specific plan, local coastal program,
or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation 0 0 0 .
plan or natural community conservation plan?
16-g7
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Comments:
The SPA amendment proposed would modifY zoning by swapping the CPF-l site with the P-2
(Town Square) site. No new or additional significant impacts have been identified for the
proposed change. Refer to the attached Addendum for more information.
x. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
o
o
o
.
b) Result in the loss of availability of a locally
important mineral resource recovery site delineated
on a local general plan, specific plan or other land
use plan?
o
o
o
.
Comments:
The FEIR determined that no significant impacts with respect to mineral resources would occur within the
Village Eleven SPA area The proposed project sites are located within the same area as evaluated by the
Village Eleven FEIR and will not result in any new impacts to mineral resources.
XI. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels 0 0 0 .
III excess of standards established in the local
general plan or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of excessive 0 0 0 .
groundbome vibration or groundbome noise levels?
c) A substantial permanent increase in ambient noise 0 0 0 .
levels in the project vicinity above levels existing
16-308
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
without the project?
d) A substantial temporary or periodic increase III D 0 0 .
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use plan D 0 0 .
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or working
in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working
in the project area to excessive noise levels?
D
o
o
.
Comments:
The FEIR determined that residential development within the Village Eleven area would be exposed to
significant impacts from roadway noise and requires mitigation measures to reduce this impact to a less
than significant level. The changes associated with the proposed SPA amendment would not affect the
noise determinations made in the FEIR or expose sensitive receptors to any change in noise levels. The
application of noise Mitigation Measures 5.12-1 through 5.12-3, as detailed in the FEIR, would ensure
that there is no significant noise impact.
XII. POPULATION AND HOUSING. Would the
project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of road or other infrastructure)?
D
o
o
.
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
D
o
o
.
c) Displace substantial numbers of people,
D
o
o
.
16-SIg
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incol'"porated
Less Than
Significant
Impact
No
Impact
necessitating the construction of replacement
housing elsewhere?
Comments:
The proposed SPA Plan amendment would not result in population growth in Village Eleven; it would
not involve any changes in proposed land uses and would only involve a minor location change. The
anticipated population generated from the project would remain the same as evaluated in the Village
Eleven FEIR. Since the project sites are not zoned residential, the changes associated with the proposed
amendment would not result in the displacement of existing housing.
XIII. PUBLIC SERVICES. Would the project:
Result in substantial adverse physical impacts associated
with the provision of new or physically altered
governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order
to maintain acceptable service ratios, response times or
other performance objectives for any public services:
a. Fire protection? 0 0 0 .
b. Police protection? 0 0 0 .
c. Schools? 0 0 0 .
d. Parks? 0 0 0 .
e. Other public facilities? 0 0 0 .
Comments:
The proposed project proposes only a minor change in location of the CPF-l and P-2 sites; no new land
uses are proposed. Therefore, demands for governmental services and public facilities will not be affected by
the proposed SPA amendment.
XIV. RECREATION. Would the project:
a)
Increase the use of existing neighborhood and
regional parks or other recreational facilities such
that substantial physical deterioration of the facility
o
o
o
.
16-it'o
Issues:
would occur or be accelerated?
b)
Does the project include recreational facilities or
require the construction or expansion of recreational
facilities, which have an adverse physical effect on
the environment?
Comments:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
o
o
o
.
The proposed SPA amendment would change the locations of the CPF-I and P-2 (Town Square) sites;
however, their uses would remain the same. The proposed SPA amendment would not result in
increased demand in recreational facilities beyond those needs already evaluated in the Village Eleven
FEIR. No impacts to recreational facilities are anticipated.
XV. TRANSPORTATION / TRAFFIC. Would the
project:
a) Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial increase
in either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated roads
or highways?
c) Result in a change in air traffic pattems, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
1 6-lf1
o
o
o
.
o
o
o
.
o
o
o
.
o
o
o
.
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
e) Result in inadequate emergency access? 0 0 0 .
f) Result in inadequate parking capacity? 0 0 0 .
g) Conflict with adopted policies, plans, or programs 0 0 0 .
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Comments:
All traffic-related impacts analyzed in the FEIR are expected to be unchanged with the
implementation of the proposed SPA amendment for Village Eleven. The proposed SPA
Amendment would not change land uses, rather the locations of the CPF-l and P-2 (Town Square)
sites would be swapped. Implementation of Mitigation Measures 5.10-21 through 5.10-27 in the
FEIR would reduce any potential traffic impacts to intersections and street segments. Thus, no
impacts to traffic and circulation are anticipated. Pedestrian connections and flow would be
maintained with a City easement being relocated from the center of the CPF-l site to the northern
edge, as well as requiring, through a conditional use permit, a pedestrian connection to replace the
relocated City easement
XVI. UTILITIES AND SERVICE SYSTEMS.
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
o
o
o
.
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion 0 f
existing facilities, the construction of which could
cause significant environmental effects?
o
o
o
.
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
o
o
o
.
16-lfl2
Issues:
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
1) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Comments:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporated
0 0 0 .
o
o
.
o
o
o
.
o
o
o
o
.
The proposed modification to the SPA Plan for Village Eleven would require only minor aIterations to
any of the planned service systems. The land uses would remain the same with the proposed change and
the project area would continue to be served by utility and service system infrastructure provided through
the development of Village Eleven. No additional impacts to utilities and service systems would be
anticipated.
XVII. THRESHOLDS
Will the proposal adversely impact the City's
Threshold Standards?
A) Library
The City shall construct 60,000 gross square feet
(GSF) of additional library space, over the June 30,
2000 GSF total, in the area east of Interstate 805 by
buildout. The construction of said facilities shall be
phased such that the City will not fall below the city-
wide ratio of 500 GSF per 1,000 population. Library
facilities are to be adequately equipped and staffed.
1 6-4'8
o
o
o
.
Issues:
B) Police
a) Emergency Response: Properly equipped and staffed
police units shall respond to 81 percent of "Priority One"
emergency calls within seven (7) minutes and maintain
an average response time to all "Priority One"
emergency calls of 5.5 minutes or less.
c) Respond to 57 percent of "Priority Two" urgent calls
within seven (7) minutes and maintain an average
response time to all "Priority Two" calls of7.5 minutes
or less.
Comments:
The FElR states that potential impacts to law enforcement
services would be mitigated by compliance with the Law
Enforcement Services Master Plan for Otay Ranch and
payment of mitigation fees. Since the population
generation rate would remain the same, the proposed
amendment to the Village Eleven Plan would not result in
substantial changes in the ability to deliver adequate law
enforcement services to the project area. No significant
impacts to law enforcement services are anticipated with
the proposed change.
C) Fire and Emergencv Medical
Emergency response: Properly equipped and staffed fire
and medical units shall respond to calls throughout the City
within 7 minutes in 80% of the cases (measured armually).
Comments:
The FEIR states that potential impacts to fire protection
and emergency medical services would be mitigated by
compliance with the Fire Station Master Plan and payment
of fees. Since the population generation rate would remain
the same, the proposed amendments to the Village Eleven
SPA Plan would not result in substantial changes in the
ability to deliver adequate services to the project area.
Therefore, no significant impacts to fire protection and
emergency medical services are anticipated with the
proposed change.
The Findings of Fact adopted for the FEIR found that the
1 6-lf4
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporated
0 0 0 .
o
o
o
.
Issues:
Village Eleven SPA Plan and the Olay Ranch Village
Eleven SPA Public Facilities Finance Plan (PFFP) would
meet projected demands for fIre and EMS services. No
additional impacts to fIre and EMS services are anticipated.
D) TraffIc
The Threshold Standards require that all intersections must
operate at a Level of Service (LOS) "C" or better, with the
exception that Level of Service (LOS) "D" may occur
during the peak two hours of the day at signalized
intersections. Signalized intersections west ofl-805 are not
to operate at a LOS below their 1991 LOS. No intersection
may reach LOS "E" or "F" during the average weekday
peak hour. Intersections of arterials with freeway ramps
are exempted from this Standard.
Comments:
No additional traffic impacts associated with the proposed
SPA Plan modifIcation are anticipated because swapping
the locations of CPF-I and P-2 will not involve change of
land use. The application of traffic mitigation measures
5.10-21 through 5.10-27, as presented in the FEIR, would
be required for the modified project and would reduce the
potential for exceeding the City's Threshold Standards for
traffIc to a less than signifIcant level.
E) Parks and Recreation Areas
The Threshold Standard for Parks and Recreation is 3
acres of neighborhood and community parkland with
appropriate facilitiesll ,000 population east ofl-805.
Comments:
Since the projected population is expected to be the same
with or without the proposed changes, there is no affect on
the demand for additional parkland or recreational
servtces.
F) Drainage
1 6-45
Potentially
Significant
Impact
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
Less Tha n
Significant
Impact
o
o
o
No
Impact
.
.
.
Issues:
The "Threshold Standards require that storm water flows
and volumes not exceed City Engineering Standards.
Individual projects will provide necessary improvements
consistent with the Drainage Master Planes) and City
Engineering Standards.
Comments:
The proposed amendment of the Village Eleven SPA Plan
would not substantially alter the drainage over that
analyzed in the FEIR. The modifications to the SPA Plan
would not impede the project's ability to comply with City
Engineering Standards, and would not result in any impacts
not previously considered.
G) Sewer
The "Threshold Standards require that sewage flows and
volumes not exceed City Engineering Standards.
Individual projects will provide necessary improvements
consistent with Sewer Master Planes) and City Engineering
Standards.
Comments:
The proposed SPA amendment is not anticipated to cause
changes in projected sewage flows and volumes. The
location changes for CPF-l and P-2 can be adequately
accommodated in the proposed sewer system.
H) Water
The "Threshold Standards require that adequate storage,
treatment, and transmission facilities are constructed
concurrently with planned growth and that water quality
standards are not jeopardized during growth and
construction.
Applicants may also be required to participate in whatever
water conservation or fee offset program the City of Chula
Vista has in effect at the time of building permit issuance.
16-W6
PotentiaJly
Significant
Impact
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
Less Than
Significant
Impact
o
o
No
Impact
.
.
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Comments:
The proposed modification to the SPA Plan for Village Eleven would not result in a substantial
change to the drainage pattern of the site as analyzed in the FEIR. Potentially significant
hydrology/water quality impacts identified in the FEIR would be mitigated to a less than significant
level by Mitigation Measures 5-9.1 through 5.9-4.
16-41
Issues:
XVIII. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current project, and the
effects of probable future projects.)
c) Does the project have environmental effects, which
will cause substantial adverse effects on human
beings, either directly or indirectly?
Comments:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
o
o
o
.
o
o
o
.
o
o
o
.
a) The proposed modification to the SPA Plan for Village Eleven would not degrade the quality of the
environment because the changes are consistent with the issues analyzed in the FEIR.
b) The proposed modification to the SPA Plan for Village Eleven would be consistent with the issues analyzed
in the FEIR, with respect to short-term and long-term environmental goals. No impacts are anticipated.
c) Cumulative effects related to the development of Village Eleven were considered in the FEIR. The proposed
Village Eleven SPA amendment would not result in additional cumulative effects that were not considered in
the FEIR. The proposed land uses for CPF-I and P-2 would remain the same; therefore, cumulative impacts
will be the same as analyzed in the Village Eleven FEIR.
XIX. PROJECT REVISIONS OR MITIGATION MEASURES:
No additional mitigation measures are required..
1 6-4~
xx. AGREEMENT TO IMPLEMENT MITIGATION MEASURES
By signing the line(s) provided below, the Applicant and/or Operator stipulate that they have each read,
understood and have their respective company's authority to and do agree to the mitigation measures
contained in the Mitigated Negative Declaration (18-07-022), and will implement same to the
satisfaction of the Environmental Review Coordinator. Failure to sign below prior to posting of this
Mitigated Negative Declaration with the County Clerk shall indicate the Applicant and/or Operator's
desire that the Project be held in abeyance without approval and that the Applicant and/or Operator shall
apply for an Environmental Impact Report.
Printed Name and Title of Applicant
(or authorized representative)
Signature of Applicant
(or authorized representative)
Date
Printed Name and Title of Operator
(if different from Applicant)
Signature of Operator
(if different from Applicant)
Date
16-~lg
XXI. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated,"
as indicated by the checklist on the previous pages.
o Land Use and Planning
o Population and Housing
o Geology/Soils
o Agricultural Resources
o Hydrology/Water
o Air Quality
o Paleontological
Resources
o TransportationlTraffic
o Biological Resources
o Energy and Mineral
Resources
o Public Services
o Utilities and Service Systems
o Aesthetics
o Hazards and Hazardous
Materials
o Cultural Resources
o Noise
o Recreation
o Mandatory Findings of Significance
16-SO
XXII. DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project could not have a significant effect on the
environment, and a Negative Declaration will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in
the project have been made or agreed to by the project proponent. A Mitigated
Negative Declaration will be prepared.
I find that the proposed project may have a significant effect on the environment,
and an Environmental Impact Report is required.
I find that the proposed project may have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect: I) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An Environmental Impact Report is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier Em or Negative Declaration pursuant to applicable standards
and (b) have been avoided or mitigated pursuant to that earlier ElR or Negative
Declaration, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
:l,?fr
hula Vista
23
16-51
o
o
o
o
o
.
f""" _i'
;~
r:f7T4Cf-fMCA/1 S
Planning & Building Department
Planning Division I Development Processing
0lY OF
CHUIA VISfA
APPLICATION. DEVELOPMENT PROCESSING. TYPE B
Part 1
Type of Review Requested
o General Plan Amendment
o General Development Plan 0 New (or) 0 Amendment
12( SPNSpecific Plan 0 New (or) [!?Amendment
o Zone Change
[gJ Tentative Subdivision Mal{ A"^~",,e.->vj- )
D Annexation
o Other.
Application Information
Applicant Name: Brookfield Shea LLC
Applicant Address: 12865 Pointe Dei Mar. # 200. Del Mar. CA 92014
Contact: Ron Grunow. Vice President Phone: 858-481-8500
Applicant's Interest in Property (If applicant is not the owner, the owner's authorization signature at the end of this
form is required to process this request.) i:8l Own 0 Lease 0 In escrow 0 Option to purchase
Engineer/Agent: Hunsaker & Associates Address: 10179 Huennekens St. SO CA 92121
Contact: Marvbeth Murrav Phone: 858-558-4500
Primary contact is: i:8l Applicant 0 Agent 0 Email address of primary contact: mmurravra>.hunsakersd
General Project Description (all types)
Project Name: Otav Ran~h Viii 11 Ph 3 Rev TM (CPF-1) Proposed Use: Park. CPF Site (CPF-1 P-20nlv)
General Description of Proposed Project: Revised TM to allow the reiocation of the P-2 Park Site to the southwest
corner of Windinqwalk Street and Discovery Falls Drive. The lot acreaqes for both the CPF-2 site and the P-2 site
remain the same (P-2 = 1.0 acre. CPF-2 = 5.5 acres).
Subject Property Information (all types)
Location/Street Address: North of Windinawaik Street and south of Exploration Falls Drive
Assessor's Parcel #: 643-610-22.24 Total Acreage: 6.5 Redevelopment Area (if applicable): ~
General Plan Designation: MU (per Olav GDP) Zone Designation: PC (Zonlna Distrlct=P and CPF)
Planned Community (if applicable): Otav Ranch Viliaoe 11
Current Land Use: Vacant Within Montgomery Specific Plan? 0 Yes i:8l No
General Plan Amendment
Proposed Land Use Designation: n/a
Justification for General Plan change: n/a
16-52
?7R ~n1lrth A\Jt:onllA I r:hllb \lid:=! I r:~lifnrni:;:l t Q1Q1n I fR1Q\ RQ1_1:\1/11
Planning & Building Department
Planning Division I Development Processing
01Y OF
CHUlA VISTA
APPLICATION . DEVELOPMENT PROCESSING . TYPE B
Part 1
Type of Review Requested
o General Plan Amendment
o General Development Plan 0 New (or) 0 Amendment
ra" SPNSpecific Plan 0 New (or) [B'Amendment
o Zone Change
IZI Tentative Subdivision Mar:{ A,V'...,..2.."",---+- )
o Annexation
o Other.
Application Information
Applicant Name: Brookfieid Shea LLC
Applicant Address: 12865 Pointe Del Mar. # 200. Del Mar. CA 92014
Contact: Ron Grunow. Vice President Phone: 858-481-8500
Applicant's Interest in Property (If applicant is not the owner, the owner's authorization signature at the end of this
form is required to process this request.) IZ1 Own 0 Lease 0 In escrow 0 Option to purchase
Engineer/Agent: Hunsaker & Associates Address: 10179 Huennekens SI. SO CA 92121
Contact: Marvbeth Murrav Phone: 858-558-4500
Primary contact is: IZ1 Applicant 0 Agent 0 Emaii address of primary contact: mmurravlalhunsakersd
General Project Description (all types)
Project Name: Otav Ranch ViII 11 Ph 3 Rev TM (CPF-1) Proposed Use: Park. CPF Site (CPF-1 P-20nlv)
General Description of Proposed Project: Revised TM to allow the relocation of the P-2 Park Site to the southwest
corner of Windinowalk Street and Discovery Falls Drive. The lot acreaoes for both the CPF-2 site and the P-2 site
remain the same (P-2 - 1.0 acre. CPF-2 = 5.5 acres).
Subject Property Information (all types)
Location/Street Address: North of Windinowalk Street and south of Exploration Falls Drive
Assessor's Parcel #: 643-610-22.24 Total Acreage: 6.5 Redevelopment Area (if applicable): ~
General Plan Designation: MU (per Otav GDP) Zone Designation: PC (Zonino District=P and CPF)
Planned Community (if applicable): Otav Ranch Villaoe 11
Current Land Use: Vacant Within Montgomery Specific Plan? 0 Yes IZ1 No
General Plan Amendment
Proposed Land Use Designation: n/a
Justification for General Plan change: n/a
16-53
276 Fourth Avenue I Chula Vista I California I 91910 I (619) 691-5101
mY OF
CHUlA VISTA
APPLICATION . DEVELOPMENT PROCESSING . TYPE B
Part 2
General Development Plan
General Development Plan Name: Otav Ranch
Proposed Land Uses f Total Acres:
Commercial I Acres
Parks I 1.0 Acres
Community Purpose I 5.5 Acres
Public/Quasi I Acres
Print applicant name: Marvbeth Murrav Vt",-,""",'c.ILe.-v- ,-r- f'<.(<;O( ~ <~ 5
Applicant Signature:~~ Date: 9-14-06
Prin; owner name*: Ron Gruno~
Owner signature~ " .-
* Proof of ownership may be re /"
Residential I Range:
Single Family Detached I
Single Family Attached I
Duplexes I
Apartments I
Condominiums I
TOTALS I
Annexatiotl
Prezoning: nfa
Tentative Subdivision lIIlap
Subdivision Name:Otav Ranch
Minimum lot size: n/a
Zone Change
o Rezoning
Proposed zoning: n/a
Authorization
27.
Industrial I
Schools I
Circulation I
Open Space I
Acres
Acres
Acres
Acres
to Units Acres
to Units Acres
to Units Acres
to Units Acres
to Units Acres
to Units Acres
LAFCO Reference #: n/a
Number of units: n/a
CV Tract #: 01-11rCl
Average lot size:n/a
o Prezoning
o Setback
Date: 9-14-06
er of consent may ~~~~fd in lieu of signature.
venue I Chula Vista I California I 91910 I (619) 691-5101
OTAY RANCH VILLAGE 11 SPA AMENDMENT DESCRIPTION & JUSTIFICATION
Septernberl4,2006
AMENDMENTl
Reconfiroration of CPF Site and Relocation of Town Square (P-4) Site
Description
The proposed amendment to the Village Eleven SPA Master Precise Plan reconfigures the CPF
and Town Square sites to improve their design potential. The proposed amendment is the result
of site studies to locate the Concordia Lutheran Church within the existing long and narrow CPF
site surrounding the Town Square site. The shape of the CPF site is very constraining to
accommodate all the church facilities and their functional needs. The proposed amendment will
create a more functional CPF site by re-locating the Town Square to the south at the intersection
of Discovery Falls and Windingwalk Street. The acreages of both CPF and Town Square will be
maintained and their design will be consistent with the approved Village Eleven SPA Master
Precise Plan.
Justification
The Otay Ranch GDP requires civic presence facilities in the village core that "may be a
hallmark of the character of the village and help to create a focal point for village activity." Uses
included for the civic presence facilities include a public plaza, Town Square, churches, day care
and community purpose facilities. The GDP requires that a minimum one-acre Town Square
park be located in some village cores to serve village residents. The GDP further requires
Village Eleven to provide "A Town SquareNillage GreenlMain Street" in the village core. The
proposed amendment is consistent with the GDP because it maintains the church as a civic
presence and it maintains the Town Square as a central focal point within the village core:
The Village Eleven SPA, Design Plan, Park Plan and Core Master Precise Plan describe and
illustrate a Town Square located at the terminus of Birch Road. This location fulfilled the GDP
requirements for a one-acre park focal point and also assumed that CPF buildings could be
arranged around the site to create the traditional Town Square. The SPA and Core Master
Precise Plan site plans were conceptual and not based on any actual CPF tenant. The Concordia
Lutheran Church facility requirements are more extensive than anticipated by the SPA concept
plan. The church development includes five buildings that need to be grouped together and
connected with plazas and sidewalks. Three buildings, the sanctuary, community building and
activity center, are optimally grouped around a central plaza to create an outdoor gathering place
and focal point. The church facilities also include outdoor play areas, passenger loading areas
and parking to accommodate the various functions of the facility. The Concordia Lutheran
Church can be accommodated within the CPF acreage but the shape of the CPF site is too
constraining for a functional site plan for the church. The functional needs of the church, such as
close access between buildings, cannot be achieved if the buildings are separated and sited
around the Town Square as illustrated in the SPA conceptual design plans. The reconfiguration
of the CPF site into a simple rectangle (as opposed to the "C" shape) provides for better site
design. 16-55
n___ 1 _r A
OTA Y RANCH VILLAGE 11 SPA AMENDMENT DESCRIPTION & JUSTIFICATION
September 14, 2006
The proposed re-Iocation of the Town Square is consistent with the GDP, Village Eleven SPA
and Parks Plan. The new central location of the Town Square maintains its status as a focal point
in the village core. The Town Square will be bordered by church buildings on the north and west;
Windingwalk Street and multi-family residential to the south; and Discovery Falls Drive and
live/work buildings to the west. The buildings surrounding the Town Square will reinforce its
character as a urban village gathering place. A tree-lined pedestrian path will connect through the
Town Square to provide a segment of the village pathway. This segment will connect to the
paseo to the west and to the widened sidewalk along Birch Road.
The Village Eleven Parks, Recreation, Open Space and Trails Plan provides a description of the
Town Square on page 2-8. This plan describes the Town Square as "located in the village core,
serves as the main village focal point and reflects the pedestrian design and urban character of
the village." Facilities are "envisioned as a traditional, formally designed park" that "will
provide opportunities for passive recreation and community events." The proposed Town Square
will provide the required facilities listed below and be designed with functional spaces for
community events and daily community interaction.
Focal point feature such as a gazebo, plaza or fountain
Seating areas
Open lawn areas
. Paved walkways and lighting
The proposed amendment will maintain the Core Master Precise Plan mandatory requirements
(illustrated in Exhibit 28, page 74):
. A village landmark at the terminus of Birch Road
. Village landmark buildings at the terminus of Birch Road
"Outdoor rooms"
. Parking lots internal to the site
A pedestrian paseo
Pedestrian connections across Discovery Falls Drive
. Village Core Promenade streetscapes
The Core Master Precise Plan also requires an architectural focal point near the comer of
Discovery Falls Drive and Windingwalk Street. The amendment will replace that requirement
with a village landmark within the relocated Town Square. An illustration of the relocated
Town Square and mandatory elements is provided to replace the Village Eleven Core Master
Precise Plan, Exhibit 28, CentraLVillage Core Concept Plan.
16-56
n~~~"\_.t'A
RESOLUTION NO. 2008-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AN AMENDMENT TO THE
OTA Y RANCH VILLAGE ELEVEN SECTIONAL PLANNING
AREA (SPA) PLAN AND VILLAGE CORE MASTER PRECISE
PLAN - BROOKFIELD SHEA OTAY PROJECT L.P.
WHEREAS, Exhibit "A" is commonly known as the Sectional Planning Area (SPA) Plan
Site Utilization Plan Map exhibit; and,
WHEREAS, an application (PCM-07-05) to amend the Otay Ranch Village Eleven
Sectional Planning Area (SPA) Plan was filed with the City of Chula Vista Planning and
Building Department on October 2, 2006, by Brookfield Shea Otay Project L.P. (Applicant);
and,
WHEREAS, the application requests an amendment to the Otay Ranch Village Eleven
Sectional Planning Area (SPA) Plan including the Village Core Master Precise Plan (MPP),
modifying the text and exhibits as necessary in order to allow for the relocation and
reconfiguration of the Town Square Park (P-4) and the Pedestrian Easement across the 5.5-Acre
Community Purpose Facility (CPF-l) site (Project); and,
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act (CEQA) and has determined that
the project was covered in previously adopted Final Second Tier Environmental Impact Report
(FEIR) 01-02 for the Otay Ranch Village Eleven Sectional Planning Area Plan Project. The
Environmental Review Coordinator has determined that only minor technical changes or
additions to this document are necessary and that none of the conditions described in Section
15162 of the State CEQA Guidelines calling for the preparation of a subsequent document have
occurred; therefore, the Environmental Review Coordinator has prepared an addendum to this
document; and,
WHEREAS, the City Council has considered the Addendum and FEIR 01-02 before
making a decision on this project, and,
WHEREAS, the Planning Commission set the time and place for a hearing on said
Project 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 all residents and property owners
within the boundaries of Otay Ranch Village Eleven 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.,
November 14, 2007, in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and,
J:\AltomeylRESO\PLANNING\?CM-07-05_ Y_Il_SPA_Amend_CCReso_Spa Reso Dra,~~gsr
Resolution No. 2008-
Page 2
WHEREAS, the Planning Commission recommended denial by a vote of 5-2-0-0 of the
Project and said hearing was thereafter closed; and
WHEREAS, a duly noticed public hearing was scheduled before the City Council of the
City ofChula Vista on said Project; and,
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby find, determine, resolve and order as follows:
I. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing held on November 14, 2007 and the minutes and resolutions resulting
therefrom, are hereby incorporated into the record of this proceeding. These documents,
along with any documents submitted to the decision makers, shall comprise the entire
record of the proceedings for any California Environmental Quality Act (CEQA) claims.
II. COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has determined
that the project was covered in previously adopted Final Second Tier Environmental
Impact Report (FEIR) 01-02 for the Otay Ranch Village Eleven Sectional Planning Area
Plan Project. The Environmental Review Coordinator has determined that only minor
technical changes or additions to this document are necessary and that none of the
conditions described in Section 15162 of the State CEQA Guidelines calling for the
preparation of a subsequent document have occurred; therefore, the Environmental
Review Coordinator has prepared an addendum to this document.
Ill. ACTION
Based on the evidence and record presented, including the Addendum and FEIR, the City
Council concurs with the opinion of the Environmental Review Coordinator, and finds
that there is substantial evidence justifying the decision not to prepare a subsequent
Negative Declaration or EIR. The City Council hereby approves the amendment to the
Otay Ranch Village Eleven SPA Plan, including the Village Core Master Precise Plan, to
allow for the relocation and reconfiguration of the Town Square Park (P-2) and the
relocation of the recorded Pedestrian Easement from the center of the 5.5-Acre
Community Purpose Facility (CPF-I) site to the northern boundary of the 5.5-Acre
Community Purpose Facility (CPF-l) site.
The amendment shall incorporate all of the changes in text and exhibits identified on
Exhibit "A." The approval of the amendment is based upon findings contained herein and
is consistent with the City of Chula Vista General Plan, the Otay Ranch General
J:\Attomey\RESO\PLANNING\PCM-07-05_ V_ll_SPA_Amend_CCReso_Spa Reso Dra,~~gr
Resolution No. 2008-
Page 3
Development Plan, and all other applicable Plans. The public necessity, convenience,
general welfare and good planning and zoning practice support their approval and
implementation.
IV. SPA PLAN FINDINGS
A. THE OTAY RANCH VILLAGE ELEVEN SPA PLAN AMENDMENT IS IN
CONFORMITY WITH THE OTAY RANCH GENERAL DEVELOPMENT
PLAN AND CITY OF CHULA VISTA GENERAL PLAN.
The SPA amendment is consistent with the Otay Ranch General Development
Plan (GDP) and the City of Chula Vista General Plan. In addition, this SPA
amendment and the accompanying revised Tentative Map include conditions to
ensure conformity with the Otay Ranch GDP and the General Plan.
The amendment requires revisions throughout the Otay Ranch Village I I SPA
Plan and Village Core Master Precise Plan text and exhibits to accommodate the
reconfiguration of the Community Purpose Facility (CPF-I), which proposes the
relocation of the Town Square Park (P-4) from the center of the CPF-I site at the
terminus of Birch Road to the northwest corner of Discovery Falls Drive and
Windingwalk Street, and the relocation of the recorded public easement from the
center of the 5.5-Acre CPF-I site to the northern boundary of the CPF site.
With regard to the relocation of the Town Square Park (P-4), a focal point open
space accessible to the public shall be provided in the form of a central plaza or
square on the CPF-I site at that same focal point location that the Town Square
was originally located as a condition of approval on any site plan submitted for a
Conditional Use Permit for the CPF-I site.
With regard to the relocation of the recorded public easement through the center
of the site from the village pathway on Discovery Falls Drive to the west to the
Village Pas eo to the east, the recorded public easement will be relocated to the
northern boundary of the CPF-I site, and a pedestrian connection accessible to the
public shall be provided through the approximate center of the CPF -I site at the
same location that the recorded public easement was previously located, or from
the village pathway on Discovery Falls Drive to the west to the Village Paseo to
the east as a condition of approval for a Conditional Use Permit for the CPF-I
site.
These requirements are necessary in order to make the findings that the proposed
revisions still provide and maintain (I) an open space accessible to the public at
and focal point center of the CPF-I site, and (2) a pedestrian connection
accessible to the public at the approximate center of the CPF-I site, in fulfillment
of the Village Eleven SPA Design Plan, Village Core Master Precise Plan, and
Otay Ranch General Development Plan policies which call for provision of open
space or community gathering places along with pedestrian connections and
J:lAltomey\RESO\PLANNING\PCM-07-05_ V_ll_SPA_AmCl'Id_CCReso_Spa Reso Dra915-.z:.~.t
Resolution No. 2008-
Page 4
pedestrian orientation in the village cores of every residential village of Otay
Ranch.
In addition, the relocated Town Square Park (P-4) will contain similar landscape
elements that were envisioned in the previously approved plans for the Town
Square Park (P-4), and will incorporate additional amenities to provide additional
programmable uses with the Town Square Park (P-4).
B. THE PROPOSED AMENDMENTS TO THE OTAY RANCH VILLAGE
ELEVEN SPA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED
DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA.
The Otay Ranch Village II SPA Plan amendment involves the reconfiguration of
the Community Purpose Facility (CPF-I) site through the relocation of the Town
Square Park (P-4) and the recorded public easement around a more consolidated
5.5-Acre Community Purpose Facility (CPF-I) site.
However, in order to maintain the orderly sequentialized development of the SPA,
the CPF-I site will be required to maintain an open space accessible to the public
as well as pedestrian connection at the approximate center of the CPF -I site in
order to maintain the open space and pedestrian orientation requirements within
the village core.
C. THE PROPOSED OTAY RANCH VILLAGE ELEVEN SPA PLAN
AMENDMENT WILL NOT ADVERSELY AFFECT ADJACENT LAND USE,
RESIDENTIAL ENJOYMENT, CIRCULATION OR ENVIRONMENTAL
QUALITY.
The proposed amendment will not adversely affect adjacent land uses, residential
enjoyment, circulation or environmental quality. Residential enjoyment of the
CPF -I site will be maintained as long as the CPF -I site provides an open space
accessible to the public at the same focal point as where the Town Square was
originally located at the terminus of Birch Road and provides a pedestrian
connection across the approximate center of the CPF-I site, from the Village
Pathway on Discovery Falls Drive to the west to the Village II Pedestrian Paseo
to the east.
Maintaining the open space accessible to the public and pedestrian connection at
the focal point terminus of Birch Road at the approximate center of the CPF-I site
will provide the required open space and pedestrian orientation amenities
established in the policies of the Village Eleven SPA Design Plan, Village Core
Master Precise Plan, and Otay Ranch General Development Plan.
Through the design review process, the owner and/or operator of the CPF-I site
will work on providing visual and aesthetic treatment to the pedestrian connection
j:\AUomey\RESO\PLANNING\PCM-07-05_ V_II_SPA_Amend_CCReso_Spa Reso Dra'-s~t:erc
Resolution No. 2008-
Page 5
from the from the Village Pathway on Discovery Falls Drive to the west to the
Village II Pedestrian Paseo to the east.
In addition, it is expected that the owner and/or operator of the CPF-l site will
work with surrounding homeowners and the Windingwalk Homeowner
Association to ensure that their expectations for the open space accessible to the
public and pedestrian connection at the focal point terminus of Birch Road at the
approximate center of the CPF-l site will be maintained for the residential
enjoyment, circulation or environmental quality of the surrounding community.
For example, the owner and/or operator of the CPF-l site will coordinate with the
Windingwalk Homeowner Association as to when and how the community will
be notified in advance of any temporary closure of the open space accessible to
the public and pedestrian connection at the focal point terminus of Birch Road at
the center of the CPF-l site.
The proposed Village Eleven SPA Plan amendment follows all existing
environmental protection guidelines through the provision of mitigation measures
specified in the Otay Ranch Village Eleven Final Second Tier EIR (EIR-OI-02)
and the addendum that has been prepared for this amendment.
D. IN THE CASE OF PROPOSED INDUSTRIAL AND RESEARCH USES, THAT
SUCH DEVELOPMENT WILL BE APPROPRIATE IN AREA, LOCATION,
AND OVERALL DESIGN AND DEVELOPMENT STANDARDS ARE SUCH
AS TO CREATE A RESEARCH OR INDUSTRIAL ENVIRONMENT OF
SUSTAINED DESIRABILITY AND STABILITY; AND, THAT SUCH
DEVELOPMENT WILL MEET PERFORMANCE STANDARDS
ESTABLISHED BY THIS TITLE.
The Project does not involve areas planned for industrial or research uses.
E. IN THE CASE OF INSTITUTIONAL, RECREATIONAL, AND OTHER
SIMILAR NONRESIDENTIAL USES, THAT SUCH DEVELOPMENT WILL
BE APPROPRIATE IN AREA, LOCATION AND OVER-ALL PLANNING TO
THE PURPOSE PROPOSED, AND THAT SURROUNDING AREAS ARE
PROTECTED FROM ANY ADVERSE EFFECTS FROM SUCH
DEVELOPMENT.
The Project does not involve these Institutional, Recreational or similar uses.
J:\Altomey\RESOIPLANNING\PCM-07-OS _ V_ll_SPA_Amend_CCRcso_Spa Reso Dra'-6~'6fc
Resolution No. 2008-
Page 6
F. THE STREET AND THOROUGHFARES PROPOSED ARE SUITABLE AND
ADEQUATE TO CARRY THE ANTICIPATED TRAFFIC THEREON.
The circulation system depicted in the Village Eleven SPA Plan is consistent with
the Circulation system identified on the City's General Plan and Otay Ranch
General Development Plan and contains adequate internal circulation consistent
with the policies of the Otay Ranch General Development Plan and the City's
General Plan. The Project will not add any new traffic volumes.
G. ANY PROPOSED COMMERCIAL DEVELOPMENT CAN BE JUSTIFIED
ECONOMICALLY AT THE LOCATION (S) PROPOSED AND WILL
PROVIDE ADEQUATE COMMERCIAL FACILITIES OF THE TYPES
NEEDED AT SUCH PROPOSED LOCATION (S).
The project does not propose commercial development.
H. THE AREA SURROUNDING SAID DEVELOPMENT CAN BE PLANNED
AND ZONED IN COORDINATION AND SUBSTANTIAL COMPATIBILITY
WITH SAID DEVELOPMENT.
The area surrounding the proposed amendment areas on the Village Eleven SPA
Plan was already planned and is being developed consistent with the approved
plans and regulations applicable to surrounding areas and therefore, said
development can be planned and is zoned in coordination and substantial
compatibility with said development. The proposed amendment to the Village
Eleven SPA Plan with conditions is consistent with the Otay Ranch General
Development Plan and Chula Vista General Plan.
V. CONDITIONS OF APPROVAL
The City Council hereby grants the Village Eleven SPA Plan Amendment PCM-07-0S
subject to the following conditions whereby the Applicant and all subsequent
beneficiaries shall:
A. The applicant for the Conditional Use Permit for the CPF-I site shall provide an
open space accessible to the public in the form of a plaza or square at the same
original focal point location of the Town Square Park (P-4) at the terminus of
Birch Road, to the satisfaction of the Director of General Services, Engineering
and Planning and Building.
B. The applicant for the Conditional Use Permit for the CPF-I site shall provide a
pedestrian connection across the approximate center of the CPF -I site from the
Village Pathway on Discovery Falls Drive to the west to the Village 11 Pedestrian
Paseo to the east, to the satisfaction of the Director of General Services,
Engineering and Planning and Building.
J:\Attomey\RESO\PLANNING\PCM-07-05_ V_II_SPA_Amend_CCRcso_Spa Reso DraT~-~-~.~
Resolution No. 2008-
Page 7
VI. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny, revoke or further condition issuance
of all future building permits issued under the authority of approvals herein granted,
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
VII. CONDITIONED ON SUBSEQUENT ACTION
It is the intention of the City Council that these SPA and Master Precise Plan
Amendments are approved subject to and conditioned upon the approval of the Revised
Tentative Subdivision Map for the Otay Ranch Village Eleven Section Planning Area,
Otay Project L.P., Chula Vista Tract 07-02, and the reversal of the Planning
Commission's denial of the Conditional Use Permit (PCC-07-064), both actions to occur
on February 5, 2008; otherwise, this action should be automatically revoked and be of no
force and effect ab initio
VIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council 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 anyone or more terms, provisions, or conditions are determined
by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this
resolution shall be deemed to be automatically revoked and of no further force and effect
ab initio.
Presented by:
Approved as to form by:
/'\
Jim Sandoval
Planning and Building Director
J:\A.ttomey\RESO\PLANNING\PCM-07-05_ V_II_SPA_Amend_CCReso_Spa Reso Dra~-g~Cgc
RESOLUTION NO. 2008-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING A REVISED TENTATIVE
SUBDIVISION MAP FOR THE OTAY RANCH VILLAGE
ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN -
BROOKFIELD SHEA OTAY PROJECT L.P., CHULA VISTA
TRACT 07-02
WHEREAS, the property which is the subject matter of this resolution is identified as
Exhibit "A" attached to City Council Resolution No. , and described on Chula Vista Tract
07-02, and is commonly known as Otay Ranch Village Eleven Tentative Map (Property); and,
WHEREAS, a duly verified application for the subdivision of the Property in the form of
a tentative subdivision map known as "Otay Ranch Village Eleven Revised Tentative Map,
Chula Vista Tract 07-02" (Project), was filed with the City ofChula Vista Planning and Building
Department on October 2, 2006, by Brookfield Shea Otay Project L.P. (Applicant); and,
WHEREAS, the application requests the approval of revisions to the location and
configuration of the Town Square (P-4) and pedestrian easement through the center of the
Community Purpose Facility (CPF-l) located at the center of the approximately 489 acre Village
Eleven located east of Eastlake Parkway and south of Olympic Parkway; and
WHEREAS, there is an existing blanket pedestrian access easement (Doc. No. 2005-
1108997) in the area that was formerly the Town Square Park (P-4). This easement is proposed
to be abandoned so that the CPF site is unencumbered; and
WHEREAS, the development of the Property has been the subject matter of the Otay
Ranch General Development Plan (GDP) previously approved by the City Council in October
1993, and as amended in November 1998 and December 2005 wherein the City Council, in the
environmental evaluation of said GDP, relied in part on the Otay Ranch General Development
Plan, Final Environmental Impact Report No. 90-01, SCH #9010154 (Program FEIR 90-01);
and,
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act (CEQA) and has determined that
the project was covered in previously adopted Final Second Tier Environmental Impact Report
(FElR) 01-02 for the Otay Ranch Village Eleven Sectional Planning Area Plan Project. The
Environmental Review Coordinator has determined that only minor technical changes or
additions to this document are necessary and that none of the conditions described in Section
15162 of the State CEQA Guidelines calling for the preparation of a subsequent document have
occurred; therefore, the Environmental Review Coordinator has prepared an addendum to this
document; and,
J:\Altomey\RESO\MAPS\PCS..o7-02_ V.l \ _Revised_ TM_CCReso_Draft TM Reso Dra~rg.~-S.ifc
Resolution No. 2008-
Page 2
WHEREAS, the City Council has considered the Addendum and FEIR 01-02 before
making a decision on this project, and,
WHEREAS, the Planning Commission set the time and place for a hearing on said Otay
Ranch Village Eleven Revised Tentative Map, Chula Vista Tract 07-02 (PCS-07-02) 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 all residents and property owners within the boundaries
of Otay Ranch Village Eleven 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.
on November 14, 2007, in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and the Planning Commission recommended denial by a vote of 5-2-0-0 of the
Project and said hearing was thereafter closed; and
WHEREAS, a public hearing was scheduled before the City Council of the City ofChula
Vista on proposed Otay Ranch Village Eleven Revised Tentative Map, Chula Vista Tract 07-02
(PCS-07-02), and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby find, determine, resolve and order as follows:
1. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing held on November 14, 2007, and the minutes and resolutions resulting
therefrom, are hereby incorporated into the record of this proceeding. These documents,
along with any documents submitted to the decision makers, shall comprise the entire
record of the proceedings for any California Environmental Quality Act (CEQA) claims.
II. COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for
compliance with the California Environmental Quality Act (CEQA) and has determined
that the project was covered in previously adopted Final Second Tier Environmental
Impact Report (FEIR) 01-02 for the Otay Ranch Village Eleven Sectional Planning Area
Plan Project. The Environmental Review Coordinator has determined that only minor
technical changes or additions to this document are necessary and that none of the
conditions described in Section 15162 of the State CEQA Guidelines calling for the
preparation of a subsequent document have occurred; therefore, the Environmental
Review Coordinator has prepared an addendum to this document.
III. ACTION
Based on the record and evidence presented, including the Addendum and FEIR, the City
Council concurs with the opinion of the Environmental Review Coordinator, and finds
that there is substantial evidence justifying the decision not to prepare a subsequent
Negative Declaration or EIR. The City Council hereby approves the resolution approving
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Resolution No. 2008-
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the Otay Ranch Village Eleven Revised Tentative Map, Chula Vista Tract 07-02 (PCS-
07-02) involving 489-acres of land known as the Otay Ranch Village Eleven Tentative
Map in this resolution, finding it is consistent with the City of Chula Vista General Plan,
the Otay Ranch General Development Plan, Village Eleven SPA Plan, and all other
applicable Plans, and that the public necessity, convenience, general welfare and good
planning and zoning practice support their approval and implementation.
IV. TENTATIVE SUBDIVISION MAP FINDINGS
Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that the Otay Ranch Village Eleven Revised Tentative Map, Chula Vista
Tract 07-02 (PCS-07-02) as conditioned, is in conformance with all the various elements
of the City's General Plan, the Otay Ranch General Development Plan and Village
Eleven Sectional Planning Area (SPA) Plan, based on the following:
1. Land Use
The Project is in a planned area that provides urban village uses authorized by the
Village Eleven Sectional Planning Area (SPA) Plan. The Revised Tentative Map
reconfigures the Community Purpose Facility (CPF-l) site and relocates the Town
Square Park (P-4) to the northeast corner of Discovery Falls Drive and
Windingwalk Street.
However, the reconfigured Community Purpose Facility (CPF-I) site will provide
a focal point open space accessible to the public in the form of a central plaza or
square on the CPF-l site at that same focal point location that the Town Square
was originally located as a conditions of approval on any site plan submitted for a
Conditional Use Permit for the CPF-I site.
2. Circulation
The Revised Tentative Map relocates the recorded public easement through the
center of the CPF -1 site, which originally led pedestrians from the village
pathway on Discovery Falls Drive to the west across the center of the CPF-l site
and to the Village Paseo to the east, to the northern boundary of the CPF -1 site.
However, in order to maintain the pedestrian orientation of the village core, a
condition of Revised Tentative Map requires that a pedestrian connection
accessible to the public shall be provided through the approximate center of the
CPF -1 site at the same location that the recorded public easement was previously
located, from the village pathway on Discovery Falls Drive to the west to the
Village Paseo to the east.
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In addition, this requirement to provide a pedestrian connection accessible to the
public through the approximate center ofthe CPF-l site, from the village pathway
on Discovery Falls Drive to the west to the Village Paseo to the east, shall also
apply to the conditions of approval for the Conditional Use Permit for the CPF-l
site.
3. Housing
The Developer has already entered into an Affordable Housing Regulatory
Agreement. The Agreement will set forth the number and location of affordable
housing units in Village Eleven.
4. Parks. Recreation and Open Space
The developer shall provide the I-acre Town Square Park (P-4) site to the
satisfaction of the Directors of General Services, Engineering, Planning and
Building. The developer will construct the Town Square Park (P-4) site at their
own cost, and the developer shall be responsible for delivering the Town Square
Park (P-4) site to the Windingwalk Homeowner Association once revised plans
are approved by the City ofChula Vista.
The Revised Tentative Map relocates the Town Square Park (P-4) site to the
northeast corner of Discovery Falls Drive and Windingwalk Street, in lieu of the
previous focal point location of the Town Square (P-4) park in the center of
Village Eleven, at the terminus of Birch Road.
Developer shall substantially complete the construction of the Town Square Park
(P-4) within 9 months from the approval date of this Revised Tentative Map in
accordance with plans approved by the Director of Engineering and General
Services. In the event that the Revised Tentative Map is not approved, the
Developer shall immediately commence construction of and diligently pursue to
completion the Town Square Park (P-4) at the site identified in the original
tentative map in conformance with conditions of approval for the original
tentative map.
The developer has or will also continue to provide development Park Acquisition
and Development (PAD) fees in accordance with CVMC 17.10 as part of their
continued residential development.
5. Conservation
The FEIR addressed the goals and policies of the Conservation Element of the
General Plan and found development of this site to be consistent with these goals
and policies. The Otay Ranch Resource Management Plan requires conveyance
of land to the Otay Ranch Preserve for every one-acre of developed land prior to
approval of any Final Map.
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6. Seismic Safety
The proposed subdivision is in conformance with the goals and policies of the
Seismic Element of the General Plan for this site. No seismic faults have been
identified in the vicinity of the Project according to the Village Seven SPA
Geotechnical Reconnaissance Report.
7. Public Safety
All public and private facilities are expected to be reachable within the threshold
response times for fire and police services.
8. Public Facilities
The Applicant will provide all on-site and off-site streets, sewers and water
facilities necessary to serve this Project. The developer will also contribute to the
Otay Water District's improvement requirements to provide terminal water
storage for this Project as well as other major projects in the eastern territories.
9. Noise
All buildings are required to meet the standards of the Uniform Building Code
with regard to acceptable interior noise levels.
10. Scenic Highwav
The roadway design provides wide landscaped buffers along Eastlake, Hunte and
Olympic Parkway. There is no scenic highway adjacent to the Project.
11. Bicvcle Routes
Bicyclists will share internal streets with motor vehicles due to the anticipated low
traffic volumes and limited speeds allowed on residential streets.
12. Public Buildings
Public buildings are not proposed on the Project site.
V. CONDITIONS OF APPROVAL
The City Council hereby grants the Revised Village 11 Tentative Map PCS-07-02 subject
to the following conditions whereby the Applicant and all subsequent beneficiaries shall:
1. The conditions imposed on the grant of Tentative Map approved October 23,
2001, Revised Tentative Map May 27, 2003 and Revised Tentative Map April 4,
2006 remain and are approximately proportional both in nature and extent to the
impact created by the proposed development. The applicant shall continue
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towards the completion of the development of Otay Ranch Village 11 in
compliance with all of the conditions of Tentative Map approved in association
with the Otay Ranch Village 11 Sectional Planning Area (SPA) Plan on May 23,
2001, to the satisfaction of Directors of General Services, Engineering, Planning
and Building.
2. The applicant shall submit revised master sewer study with all proposed changes
included by June 2008. Show proposed sewer connections in both Discovery
Falls Drive and Windingwalk Street to the satisfaction of the City Engineer.
3. The applicant shall comply with all applicable regulations established by the
United States Environmental Protection Agency (USEPA) as set forth in the
National Pollutant Discharge Elimination System (NPDES) permit requirements
for urban runoff and storm water discharge and any regulations adopted by the
City of Chula Vista pursuant to the NPDES regulations or requirements. Further,
the applicant shall file a Notice of Intent (NOI) with the State Water Resources
Control Board to obtain coverage under the NPDES General Permit for Storm
Water Discharges Associated with Construction Activity and shall implement a
Storm Water Pollution Prevention Plan (SWPPP) concurrent with the
commencement of grading activities. The SWPPP shall include both construction
and post-construction pollution prevention and pollution control measures and
shall identify funding mechanisms for post-construction control measures to the
satisfaction of the City Engineer.
4. The applicant shall comply with the requirements of Section F .l.b. (2) of the
NPDES Municipal Permit concerning Standard Urban Storm Water Mitigation
Plans (SUSMP), and Numeric Sizing Criteria. The applicant shall comply with
those requirements in accordance with the Model Standard Urban Storm Water
Mitigation Plan for San Diego County, Port of San Diego, and Cities in San Diego
County to the satisfaction of the City Engineer.
5. The applicant shall provide a water quality study is required to identify potential
storm water pollutants generated at the project site during and after construction,
and propose Best Management Practices (BMPs) to reduce those pollutants to the
maximum extent practicable. In addition to general permanent structural and non-
structural Best Management Practices, Low Impact Development (LID) principles
must be incorporated into the project to the satisfaction of the City Engineer.
6. The Developer shall design, engineer, construct, at its own expense, the I-acre
park site (P-4) (Town Square Park), to be located at the corner Discovery Falls
Drive and Winding Walk Street according to approved plans, drawings and
specifications. The Developer shall have substantially completed the construction
ofthe Town Square Park to the satisfaction and subject to the approval ofthe City
Engineer, within nine (9) months from the approval of this Revised Tentative
Map. Substantial completion shall not include the maintenance and establishment
period for plants, trees, and vegetation (Maintenance and Establishment Period),
with such Maintenance and Establishment Period to commence immediately
following successful completion of all work and/or correction of any unfinished
work, such as punch-list items, to the satisfaction and subject to the approval of
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the Director of Engineering & General Services. Prior to the end of the
Maintenance and Establishment Period, the Developer shall enter into an
agreement, which is satisfactory to the City Attorney's Office, with the
Windingwalk Homeowner's association for the long-term maintenance of the
Town Square Park (Long-Term Maintenance Agreement). Following the
inspection and approval of the Town Square Park by the Director of Engineering
& General Services at the end of the maintenance/establishment period and the
recording of the executed Long-Term Maintenance Agreement, the Director of
Engineering & General Services shall release the previously placed Park Bond
number 2176553.
7. Prior or during the Town Square Park (P-4) construction, the applicant shall
install additional concrete along the relocated Village Pathway to create a
minimum 8-ft. wide sidewalk to the satisfaction of the City Engineer and the
Director of Planning and Building. If necessary, in the opinion of the City, the
applicant shall relocate all transformers and other utility facilities outside and
away from the minimum 8-ft. wide sidewalk.
8. The applicant for the development of the CPF-I site shall be required to provide,
to the satisfaction of the Directors of General Services, Engineering, Planning and
Building, a focal point open space accessible to the public in the form of a central
plaza or square and a pedestrian connection accessible to the public through the
approximate center of the CPF-I site at the same location that the recorded public
easement (Document No. 2005-1108997) was previously located, from the village
pathway on Discovery Falls Drive to the west to the Village Paseo to the
satisfaction of the Planning and Building Director.
9. The applicant for the development of the CPF-I site shall be subject to a
Conditional Use Permit that includes conditions pertaining to a focal point open
space accessible to the public in the form of a central plaza or square and a
pedestrian connection accessible to the public through the approximate center of
the CPF-I site addressing any exceptions or limitation to public access to the
satisfaction ofthe Planning and Building Director.
VI. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the previously established conditions fail to occur, or if they are, by their
terms, to be implemented and maintained over time, if any of such conditions fail to be
so implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted, deny, revoke or further condition
issuance of all future building permits issued under the authority of approvals herein
granted, institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation.
VII. CONDITIONED ON SUBSEQUENT ACTION
It is the intention of the City Council that this Revised Tentative Subdivision Map for
the Otay Ranch Village Eleven Section Planning Area, Otay Project L.P., Chula Vista
Tract 07-02 is approved subject to and conditioned upon the approval of the SPA and
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Resolution No. 2008-
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Master Precise Plan Amendments and the reversal of the Planning Commission's denial
of the Conditional Use Permit (PCC-07-064), both actions to occur on February 5,
2008; otherwise, this action should be automatically revoked and be of no force and
effect ab initio
VIII. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council 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 anyone or more terms, provisions, or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable,
this resolution shall be deemed to be automatically revoked and of no further force and
effect ab initio.
Jim Sandoval
Planning and Building Director
Presented by:
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RESOLUTION NO. 2008-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING THE PARCEL MAP
ADJUSTING THE LOT LINES OF LOT 10 AND LOT "B" OF
CHULA VISTA TRACT NO. 01-11, OTAY RANCH VILLAGE
11 "A" MAP NO.2, MAP NO. 14780, WHICH ACCEPTS THE
EASEMENT FOR PEDESTRIAN ACCESS GRANTED ON
SAID PARCEL MAP AND VACATES EASEMENTS FOR
PEDESTRIAN ACCESS GRANTED PER DOCUMENT
RECORDED DECEMBER 28, 2005 AS DOCUMENT NO. 2005-
1108997 AND GRANTED PER MAP NO. 14780, RECORDED
APRIL 30, 2004, BOTH OF OFFICIAL RECORDS
WHEREAS, the developer, Brookfield, Shea Otay, LP (BSO), has submitted a Lot Line
Adjustment Parcel Map for the adjustment of lots associated with the Village 11 Town Square
(P-4) and the CPF-1 site along with a request to vacate the existing easements for Pedestrian
Access granted per document recorded December 28,2005 as Document No. 2005-1108997 and
granted per Map No. 14780, Recorded April 30, 2004 both of Official Records; and
WHEREAS, the justification for vacating the existing easement for Pedestrian Access
crossing the Town Square and the CPF -1 sites is that a new easement for Pedestrian Access
along the CPF -1 sites northern property line is being granted as shown on the proposed parcel
map in conjunction with a pedestrian pathway accessible to the public that will be provided
through the approximate center of the CPF -1 Site as a condition of the CUP (PCC 07-064),
WHEREAS, the amendments to the Otay Ranch Village Eleven SPA Plan and Village
Core Master Precise Plan propose to reconfigure the site such that the existing public pedestrian
access easements would encumber the CPF site,
WHEREAS, the proposed amended Tentative Map and the proposed CUP with all the
proposed conditions under Council's consideration tonight obviates the need for the existing
pedestrian easements,
WHEREAS, in accordance with the provisions set forth in Section 66445(j) of the
Subdivision Map Act, said easements for Pedestrian Access are vacated and abandoned by the
filing of said Parcel Map with the County Recorder:
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula
Vista does hereby find that the subject Parcel Map is made in the manner and form prescribed by
law and conforms to the surrounding surveys; and that said map proposing the lot line
adjustments shown thereon is hereby approved and accepted. Boundary of said parcel map is
more particularly described as follows:
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Being a lot line adjustment ofLotslO and Lot "B" of Final Map No. 14780, filed in the
office of the County Recorder of San Diego County on April 30, 2004, all in the City of Chula
Vista, County of San Diego, State of California.
Area: 1.1 75 Acres
Numbered Lots: 1
Total No. Lots: 2
Lettered Lots: 1
BE IT FURTHER RESOLVED that the Resolution shall not become effective unless and
until the SPA Plan Amendment, Master Precise Plan Amendment, and the associated CUP (PCC
07-064) are approved. In the event the above-mentioned documents are not approved, this
Resolution shall become void and be of no further force or effect.
BE IT FURTHER RESOLVED that the City Clerk of the City ofChula Vista is hereby
authorized and directed to endorse upon said map the action of said Council; that said Council
has approved said parcel map, and that that certain easement, as granted thereon and shown on
said parcel map, is accepted on behalf of the City of Chula Vista as herein above stated.
BE IT FURTHER RESOLVED, that the City Council of the City of Chula Vista does
hereby authorize and direct the City Clerk of the City of Chula Vista to endorse upon said map
the certificate vacating the abovementioned easements for Pedestrian Access, due to the finding
that they are being replaced, are no longer required for pedestrian access or any other public use
and would encumber the proposed uses of the reconfigured lots.
BE IT FURTHER RESOLVED, the City Engineer shall advise the City Clerk of the
completion ofthe aforementioned conditions, and the City Clerk shall then cause a certified copy
of this Resolution attested by him under seal, to be recorded in the Office of the County
Recorder.
Jim Sandoval
Planning and Building Director
Presented by:
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