HomeMy WebLinkAboutPlanning Comm Reports/1994/07/27 (7)
City Planning Commission
Agenda Item for Meeting of July 27, 1994
Page 1
2.
PUBLIC HEARING:
Consideration of the following applications filed bv Sunland
Rancho Del Rev and Rancho Del Rev Investors. L.P. for
16.9 acres located at the southwest corner of Rancho Del
Rev Parkwav and Del Rev Boulevard within the Rancho
Del Rev Planned Communitv:
a. PCM-94-26: Amendment to the Rancho Del Rev Sectional
Planning Area - (SPA) I Plan reclassifving Lot 119 from
Single Familv Attached (SFA) to Single Familv Detached
Townhomes (SFDT) and authorizing a 20 unit densitv
transfer on to the site.
b. PCS-94-02: Tentative Subdivision Map for Sunland
Rancho Del Rev. Chula Vista Tract PCS-94-02.
A. BACKGROUND
The applicants, Sunland Rancho Del Rey and Rancho Del Rey Partnership L.P., have
submitted applications for an amendment to the Rancho Del Rey Sectional Planning Area
(SPA) I Plan, and a Tentative Subdivision Map known as Sunland Rancho Del Rey,
Chula Vista Tract No. PCS-94-02, in order to subdivide and develop 16.9 acres located
at the southwest corner of Rancho Del Rey Parkway and Del Rey Boulevard within the
Rancho Del Rey Planned Community (see locator).
The proposed SPA amendment is a request to reclassify Lot 119 (subject site ) from
Single Family Attached to Single Family Detached Townhomes, and to authorize a 20-
unit density transfer on to the site (see site utilization plan, attachment 5).
The Tentative Subdivision Map consists of subdividing 16.9 acres into 41 lots containing
a total of 200 dwelling units, with 8.4 acres. of interior open space, and a private street
and guest parking areas. The map also includes 0.7 acres of open space (lots A and B)
which are proposed to be dedicated to the City in exchange for 0.16 acres of vacated
City open space proposed to be incorporated into the project from Lot "B" of Map 12504
(see Exhibit A, attachment 1).
The Zoning Administrator has approved tlte design of the project subject to conditions
and contingent upon approval of the SPA amendment.
The Environmental Review Coordinator has determine that no new or supplemental EIR
is necessary and has prepared the attached addendum to FEIR-87-01, Rancho Del Rey
pcs-9402.rpt
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City Planning Commission
Agenda Item for Meeting of July 27, 1994
Page 2
SPA I, which must be considered by the Planning Commission prior to a decision on the
project (see attachment 6).
B. RECOMMENDATION
1. Adopt a motion that the Planning Commission has reviewed and considered the
addendum to FEIR-87-01.
2. Adopt attached Resolution PCM-94-26/PCS-94-02 recommending that the City
Council approve the Sectional Planning Area amendment, density transfer, and
Tentative Subdivision Map for Sunland Rancho Del Rey Subdivision, Chula Vista
Tract PCS-94-02, in accordance with the attached draft City Council Resolution
and based on the findings and subject to the conditions listed therein.
C. DISCUSSION
1. SPA designations and land use.
Site
North
South
East
West
SFA Single Family Attached
SFD Cottages
C-l Commercial Center
OS Open Space
OS Open Space
Vacant
Vacant
Retail
Open Space
Open Space
2. Existing site characteristics.
The subject site is located at the southeast corner of Del Rey Blvd. and Rancho
Del Rey Parkway within the Sectional Planning Area (SPA) I Plan of the Rancho
Del Rey Planned Community (see Exhibit B, attachment 1).
The site is bounded on the north by Rancho Del Rey Parkway, to the south by
the recently completed Home Depot Store, to the east by permanent natural open
space and to the west by Del Rey Blvd. (see locator, attachment 1).
The 16.9 acre triangular-shaped parcel has been graded as part of the Rancho Del
Rey mass grading program and is elevated approximately 20 - 40 above the
adjacent streets and southerly adjacent Home Depot store. Two building pads with
an elevation difference of 6 to 14 ft. bisect the property north to south. The
property is surrounded by 2: 1 open space slopes except for a small segment along
the north property line which is relatively level with Rancho Del Rey Parkway
which provides access to the project site (see attachment 3).
pcs-9402.rpt
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City Planning Commission
Agenda Item for Meeting of July 27, 1994
Page 3
3. Proposed development.
The development proposal consists of 27 dwelling clusters, each containing 8-10
single family detached condominiums. Each cluster features a central driveway
which provides both pedestrian and vehicular access to the individual homes.
Each home features a fenced private patio area and a two-car garage.
The development proposal includes regrading the property into a single pad in
order to achieve a better transition and integrate the development more
cohesively. On July 15, 1994, the Zoning Administrator approved the site plan
and architecture subject to conditions and contingent upon approval of this SPA
amendment (see attachment 4).
4. Sectional Planning Area (SPA) I Plan Amendment
The SPA amendment requests a reclassification of the parcel from the present
Single Family Attached (SF A) to Single Family Detached Townhomes (SFDTH),
plus a density transfer of 20 units on to the site.
Lot 119 is identified as parcel R-12 in the RDR Site Utilization Plan, and is
designated for a maximum of 180 single family attached units which translates to
a density of approximately 10.6 du/ac. The SPA plan indicates a target density
of for the parcel of 12 du/ac.
In order to establish flexibility in the distribution of residential densities, the
Rancho Del Rey Specific Plan allows the transfer of densities within any SPA
without amending the Specific Plan provided the transfer of units does not
increase the total units authorized, and provided the transfer results in a
substantial improvement of the spatial arrangement or functional relationship of
the involved site plan.
The Site utilization Plan and statistical summary ( see attachment 5) illustrates
previous density transfers and defines the residential type and the maximum
number of units for each parcel. The table shows that most of the projects within
the various density categories have been mapped with less than the targeted or
maximum number of permitted units. This allows transfers to other parcels
provided the total number of units does not exceed the maximum number allowed
for in the overall SPA.
It can be seen in the density transfer statistics of the SPA I plan (see table 4,
page II - 7 of attachment 5) that the transfer of 20 units onto the site will still
pcs-9402.rpt
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City Planning Commission
Agenda Item for Meeting of July 27, 1994
Page 4
maintain the total number of units within the SPA at less than that authorized by
the Specific Plan. It also allows for the development of a detached product which
can target the same market as an attached product developed at a somewhat lower
density and, in that sense, it results in a substantial improvement in the site plan
considering the nature and desires of the market. It also results in a density of
11.8 du/ac., which is within the 12 du/ac target density specified in the SPA plan
for the site.
With regard to the request to change the residential-type designation for the site,
as noted directly above, staff is of the opinion that because the residential type
and the intended market is the same for both products, the proposed change is
best defined as a modification or alternative which better suits the present market
demand. Consequently, the housing balance within the SPA is not changed, but
enhanced with an alternative product that offers the same market the amenities of
a detached single family unit at a price comparable to an attached product in the
same density range.
5. Tentative map.
The Tentative Map is solely for the purpose of subdividing the property for sale.
The individual dwellings will be sold as air space condominiums with the
underlying land held in common by a homeowners association. The purpose of
dividing the project into 41 lots is for the purpose of financing and phasing (see
attachment 3). As noted above, the project design has received approval of the
Zoning Administrator contingent upon approval of the SPA amendment.
The proposed exchange of open space is shown in Exhibit A, attachment 1). This
is being proposed in order to extend the City Maintenance District to include the
frontage open space slope along Rancho Del Rey Parkway, and to remove from
the District and include within the project narrow level areas along the southerly
boundaries of the site. as a result of regrading the property from said open space
lot and allocate it to adjacent dwellings.
The Parks and Recreations Director has endorsed the proposed land swap, but is
recommending that landscape and irrigation plans addressing the modifications to
the existing watering system be submitted to the department for approval, and this
has been included in the conditions of approval.
pcs-9402.rpt
page 4
City Planning Commission
Agenda Item for Meeting of July 27, 1994
Page 5
ATTACHMENTS:
1. Exhibits
2. Planning Commission Recommending Resolution.
2-A Draft City Council Resolution
3. Tentative Subdivision Map
4. Conceptual Development Proposal
5. SPA I Amendment- Modified Text and Statistics
6. Third Addendum to FSEIR 87-01
7. Disclosure Statement
pcs-9402,rpt page 5
ATTACHMENT 1
EXHIBITS
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CHULA VISTA PLANNING DEPARTMENT
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NORTH
APPLICANT: R.D.R. Investors, L.P.
,
So. .Ide of R.D.R. Prky. &. E. of
ADDRESS: Del Rev Blvd.
SCALE: FILE NUMBER:
1" - 800' PCM-94-26
PROJECT DESCRIPTION:
Sectional Plan Area Plan
Request chance of residential designation
from stacked Oats to SFD-Condos, & increase
the no. of units allowed froin 180 - 200.
EXHIBIT A
.,
CHULA VISTA TRACT NO. 88-01, MAP NO. 12504
RANCHO DEL REY PHASE 6 UNIT 2 LOT 119 AND LOT B
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LEGEND
r / / / A PORTION TO BE
GRANTED TO CITV
TOTAL AREA: 0.704 ACRES
~ PORTION TO BE
GRANTED TO DEVELOPER
TOTAL AREA: 0.161 ACRES
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FILE NO EV-390
OWN BY: LMC
OATE: 6/27/94
SUNLAND IN RANCHO DEL REV
LOT 119 MAP 11504
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ATTACHMENT 2
PLANNING COMMISSION
RECOMMENDING RESOLUTION
RESOLUTION NO. PCM-94-26/PCS-94-02
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL
APPROVE AN AMENDMENT TO THE RANCHO DEL REY
SECTIONAL PLANNING AREA (SPA) I PLAN, PCM-94-26; AND A
TENTATIVE SUBDIVISION MAP FOR SUNLAND COMMUNITIES,
CHULA VISTA TRACT 94-02, PCS-94-02
WHEREAS, duly verified applications for a Sectional Planning Area Plan I amendment
and a tentative subdivision map were filed with the Planning Department of the City of Chula
Vista on April 28, 1994 by Sunland Communities and Rancho Del Rey Partnership L.P. for
property within Rancho del Rey SPA I; and,
WHEREAS, said applications requested (1) an amendment to reclassify 16.9 acres located
at the southeast corner of Rancho Del Rey Parkway and Del Rey Blvd. from Single Family
Attached to Single Family Detached Townhomes, (2) a 20 unit density transfer on to the site,
and (3) approval of a tentative subdivision map to subdivide Lot 119 of Map 12504 into 41 lots
containing a total of 200 dwelling units; and,
WHEREAS, the Environmental Review Coordinator has determined that no new or
supplemental EIR is necessary and has prepared an addendum to FEIR-87-01, Rancho Del Rey
SPA I which must be considered by the Planning Commission prior to a decision on the project;
and,
WHEREAS, the Planning Director set the time and place for a hearing on said tentative
subdivision map and SPA amendment applications, and notice of said hearing, together with its
purpose, was given by its publication in a newspaper of general circulation in the city and its
mailing to property owners within 1000 feet of the exterior boundaries of the property at least
ten days prior to the hearing; and,
WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m.
July 27, 1994 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission
and said hearing was thereafter closed; and,
WHEREAS, the Commission reviewed and considered the addendum to the FEIR-87-01
prior to action on the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
hereby recommends that the City Council amend the Rancho Del Rey Sectional Planning Area
(SPA) I plan and approve the Tentative Subdivision Map for Sunland Communities, Chula Vista
Tract PCS-94-02, in accordance with the findings and subject to the conditions contained in the
attached draft City Council Resolution.
BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the
City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 27th day of July, 1994 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
William C. Tuchscher II, Chairman
ATTEST:
Nancy Ripley, Secretary
(f: \homc\planning \[u is\pcs-9402. res)
-2-
ATTACHMENT 2-A
DRAFT CITY COUNCIL
RESOLUTION
RESOLUTION NO.
A RESOLUTION OF THE CITY OF CHULA VISTA CITY
COUNCIL APPROVING AN AMENDMENT TO THE RANCHO
DEL REY SECTIONAL PLANNING AREA (SPA) I PLAN AND
A TENTATIVE SUBDIVISION MAP FOR 16.9 ACRES
LOCATED AT THE SOUTHEAST CORNER OF RANCHO DEL
REY PARKWAY AND DEL REY BOULEVARD
WHEREAS, the property which is the subject matter of this resolution is for 16.9 acres
located at the southeast corner of Rancho del Rey Parkway and Del Rey Boulevard ("Property");
and,
WHEREAS, duly verified applications for a tentative subdivision map and an amendment
to SPA I for the property were filed with the Planning Department of the City of Chula Vista
on April 28, 1994 by Sunland Communities, and Rancho Del Rey Partnership L.P.; and,
WHEREAS, said applications requested (1) an amendment to reclassify the Property from
Single Family Attached to Single Family Detached Townhomes, (2) a 20 unit density transfer
on to the site, and (3) approval of a tentative subdivision map to subdivide the Property into 41
lots containing a total of 200 dwelling units; and,
WHEREAS, the City has previously adopted EIR-87-01 for the Rancho Del Rey SPA I
area, including the area to be amended and subdivided; and,
WHEREAS, the City Council considered the Final Environmental Impact Report-87-1
Rancho del Rey SPA I (FEIR) and the addendum thereto for the SPA amendment and Tentative
Subdivision Map ("FEIR-87-1 Rancho del Rey SPA I - Sunland Rancho Del Rey") pursuant to
Section 15164 of the California Environmental Quality Act; and,
WHEREAS, the Planning Commission held a public hearing on July 27, 1994 and voted
to recommend that the City Council approve the SPA amendment and Tentative
Subdivision Map; and,
WHEREAS, the City Clerk set the time and place for a hearing on said amendment and
tentative map and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city and its mailing to property owners within 1000
feet of the exterior boundaries of the property at least ten days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 6:00 p.m.,
August 23, 1994 in the Council Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed; and
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NOW THEREFORE, THE CITY COUNCIL finds, determines and resolves as follows:
SECTION 1. CEQA Evaluation.
This Project, conditionally permitting the Property located at the southeast corner of
Rancho Del Rey Parkway and Del Rey Blvd. to be subdivided in to 41 Lots with a 20
unit density transfer on to the site and changing the residential type from single family
attached to detached, is part of a larger project for which a Final Environmental Impact
Report, to wit FEIR 87-1, was been prepared and certified by this Council, and is
adjacent to the Rancho del Rey "power center" project for which a Final Supplemental
Environmental Impact Report, to wit; FSEIR 92-02, was prepared and certified by this
Council.
A. FEIR 87-1 consisted of Final Environmental Impact Report (FEIR 87-1) SCH
#87070102, dated October 19, 1987 which contained (1) Draft EIR-87-1; (2)
Comments on the Draft and Responses; (3) one addenda; (4) Appendices (A
through J) to the Environmental Impact Reports.
B. FSEIR 92-02 consisted of "FEIR 92-2", dated October 5, 1992, SCH #92051032,
which contained (1) Final EIR 92-2; (2) Comments and responses on the Draft
EIR 92-02; (3) Appendices to Responses to Comments, A through D, inclusive;
(4) Appendices 12.1 through 12.7 to the FEIR 92-2; (5) Errata Sheet for FSEIR
for Rancho del Rey Commercial Center;
The FEIR 87-1 and the addendum entitled "Third Addendum to FEIR 87-1, Rancho Del
Rey SPA I, Sunland Rancho Del Rey" ("Third Addendum") as well as FSEIR 92-02, has been
reviewed and considered by the City Council of the City of Chula Vista; and
The FEIR 87-1, herewith defined to include the Third Addendum is hereby certified by
the City Council to have been completed in compliance with the California Environmental
Quality Act and all applicable guidelines.
The City Council accepts and approves the Third Addendum to FEIR-87-1 Rancho Del
Rey SPA 1- Sunland Rancho Del Rey; and finds in accordance to the Third Addendum to FEIR-
87 -1 (IS-94-22) that all public services would be effected the same as the previous analysis and
no further changes would be required in conclusions, findings, and mitigation measures. The
project site was previously graded and there will be no further impacts to natural resources. The
City Council concurs in the conclusion expressed in the Third Addendum that the project will
not create any new environmental impacts that have not been fully and adequately analyzed in
FEIR 87-01 and the First and Third Addendum.
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Page 2
A. Re-AdoDtion of Findings.
The Council does hereby re-approve and incorporate herein as if set forth full, and make
each and every one of the CEQA Findings set forth in Council Resolution Nos. 13393,
adopted December 15, 1987 (87-1 adopting CEQA findings), 13389, adopted December
15, 1987 (87-1 adopting statement of overriding considerations); and 16900 (92-02)
adopted November 24, 1992.
B. Certain Mitigation Measures Feasible and Re-Adopted.
As more fully identified and set forth in the FEIR 87-1 and FSEIR 92-2, and the Third
Addendum, Council readopts the finding that, pursuant to Public Resources Code Section
21081 and CEQA Guidelines Section 15091, the mitigation measures described in the
FEIR 87-1 or the resolution approving same (Resolution No. 13393), are feasible and
will become binding upon the appropriate entity such as the Applicant, the City, or other
special districts which has to implement these specific mitigation measures.
C. Feasibilitv of Alternatives.
The Council has previously concluded that alternatives to the project evaluated under
FEIR 87-1 were found not to be feasible, and the approval of this Project and the
adoption of the Third Addendum does not change that conclusion, herein incorporated
by reference.
D. Adoption of Mitigation Monitoring Program.
As required by the Public Resources Code Section 21081.6, City Council hereby
determines that the Mitigation Monitoring and Reporting Program ("Program") adopted
in and set forth in the resolution adopting FEIR 87-1, and incorporated herein by
reference as set forth in full, is fully adequate for this Project. The City Council finds
that the Program is designed to ensure that during the project implementation and opera-
tion, the applicants and other responsible parties implement the Project components and
comply with the feasible mitigation measures identified in the findings and in the
program.
E. Statement of Overriding Considerations.
The City Council, when it adopted FEIR 87-1, originally concluded that after the
adoption of all feasible mitigation measures, certain significant or potentially significant
environmental affects caused by the project or cumulatively will remain. The City
Council of the City of Chula Vista, pursuant to CEQA Guidelines Section 15093, adopted
a Statement of Overriding Considerations by Resolution No. 13389 identifying the
specific economic, social, and other considerations that render the unavoidable significant
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adverse environmental effects still significant but acceptable. The approval of this
Project does not change the conclusions of the Council in the findings made in such
Statement of Overriding Considerations.
SECTION 2. Findings for Approval- Sectional Planning Area (SPA) Amendment
and Density Transfer.
A. The proposed sectional planning area plan is in conformity with the general
development plan of the P-C zone, any adopted specific plans, and the Chula
Vista general plan and its several elements.
The change from single family attached to detached is primarily an alternative to
the same product type and is therefore in conformance with the El Rancho del
Rey Specific Plan, which was found at its adoption to be consistent with and a
refinement of the Chula Vista General Plan and its several elements.
In order to establish flexibility in the distribution of residential densities, the El
Rancho del Rey Specific Plan allows transfer of densities within any SPA. The
20 unit density transfer is thus in conformance with the El Rancho del Rey
Specific Plan and The Chula Vista General Plan as noted above.
B. The proposed sectional planing area plan would promote the orderly,
sequentialized development of the involved sectional planning area.
The proposed density transfer and change in residential type from attached to
detached will allow the applicant to develop a residential product that suits the
present market demand without affecting the housing balance envisioned within
the SPA. The density transfer will not increase the total number of units
authorized by the SPA and results in an improved development plan considering
the present market demand and the balance of housing opportunities envisioned
in the SPA plan.
C. The proposed sectional planning area plan would not adversely affect
adjacent land use, residential enjoyment, circulation, or environmental
quality.
The proposed project will occupy a graded building pad designated for residential
development within a Planned Community and with all streets and utilities in
place and designed to accommodate this development.
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SECTION 3. Findings for Approval of the Tentative Map.
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the
City Council finds that the tentative subdivision map as conditioned herein for
Sunland Rancho Del Rey, Chula Vista Tract No. PCS-94-02, is in conformance
with the Elements of the City's General Plan, based on the following:
a. Land Use - The residential dwelling type is consistent with the Rancho del
Rey SPA Plan as amended by PCM-94-26.
Said amendment allows a detached housing product and the transfer of 20
units onto the site for a project yield of 11.8 du/ac which is consistent
with the 12 du/ac target density designated on the SPA plan, and the units
within the SPA are not increased over the total number authorized for the
SPA.
b. Circulation - The private street system meets the City standards and
requirements for emergency vehicles. The Addendum to EIR-87-01 shows
that public streets are adequate to serve the project.
c. Housing - The type of housing being proposed is town homes consistent
with the Rancho del Rey SPA Plan as amended by PCM-94.26.
d. Conservation - The adoption of FEIR-87-01, and addendum thereto,
addressed the goals and policies of the Conservation Element of the
General Plan and found the development of this site as consistent with
those goals and policies. This proposal does not affect that finding.
e. Park and Recreation, Open Space - The Rancho del Rey SPA Plan
provides public parks and open space consistent with City policies.
f. Seismic Safety - There are no known active faults within the vicinity.
g. Safety - The proposal meets City threshold Standards for emergency
services.
h. Noise - A noise attenuation wall is required along all street boundaries
of the open space lot separating the residential buildings from the street.
With this measure the project will be consistent with Noise Element and
standards of the City.
i. Scenic Highway - The project is not to adjacent to scenic highways.
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j. Bicycle Routes - When the street system in the Rancho Del Rey was
originally constructed, appropriate bicycle lanes were included within the
community and are presently in use. The private streets within the project
are of adequate width to accommodate bicycle travel interior to the site.
k. Public Buildings - No public buildings are proposed on the site. The
project is required to pay RCT fees prior to the issuance of building
permits.
B. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies
that it has considered the effect of this approval on the housing needs of the
region and has balanced those needs against the public service needs of the
residents of the City and the available fiscal and environmental resources.
C. The configuration, orientation and topography of the site partially allows for the
optimum siting of lots for passive or natural heating and cooling opportunities as
required by Government Code Section 66473.1.
D. The site is physically suitable for residential development and the proposal
conforms to all standards established by the City for such projects.
SECTION 4. Conditional Approval of Real Property Exchange (boundary
adjustment) and Tentative Subdivision Map.
The City Council does hereby approve, subject to the following conditions, the tentative
subdivision map for Sunland Rancho del Rey, Chula Vista Tract PCS-94-02 and real
property exchange (boundary adjustment) shown thereon. Unless otherwise specified, all
Conditions and Code Requirements shall be fully completed to the City's satisfaction
prior to the approval of the First Final Map. Unless otherwise specified, "dedicate"
means grant the appropriate easement, rather than fee title. The Developer shall:
GENERAL
1. Install public facilities in accordance with the Rancho del Rey, SPA I and SPA
II Public Facilities Financing Plan as amended or as required by the City
Engineer to meet threshold standards adopted by the City of Chula Vista. The
City Engineer and Planning Director may, at their discretion, modify the
sequence of improvement construction should conditions change to warrant such
a revision.
2. If phasing is proposed within an individual map or through multiple final maps,
submit and obtain approval for a development phasing plan by the City Engineer
and Director of Planning prior to approval of any final map. Improvements,
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Page 6
facilities, dedications and construction of all improvements, including but not
limited to, streets and open space and recreation areas to be provided with each
phase or unit of development shall be as determined by the City Engineer and
Director of Planning.
The City reserves the right to condition approval of each final map with the
requirement to provide said improvements, facilities and/or dedications as
necessary to provide adequate circulation and to meet the requirements of police
and fire departments. The City Engineer and Planning Director may, at their
discretion, modify the sequence of improvement construction should conditions
change to warrant such a revision.
3. Prepare the final map(s) which include the exchange of property between the City
and developer to include the City as signatory.
4. A complete set of photo ready exhibits and text of the SPA I amendment shall be
submitted to the Planning Department prior to approval of the first final map.
STREETS. RIGHTS-OF-WAY AND IMPROVEMENTS
5. Design and construct all streets to meet the City standards for private streets, or
as approved by the City Engineer. Submit improvement plans for approval by
the City Engineer detailing the horizontal and vertical alignment of said streets.
6. Install decorative concrete paving, signing or other improvements required by the
City Engineer to identify the boundary between the public and private roadway
at the entrance to the proposed development on Rancho del Rey Parkway.
Decorative paving shall be located entirely within private property and be subject
to approval by the City Engineer and Planning Director.
7. Design and construct the entrance to the proposed development to include two ten
foot wide lanes for egress to the satisfaction of the City Engineer.
8. Request for variance on the tangent length on private street "B" is hereby
approved.
9. Include in CC&R's homeowner's association responsibility to maintain all private
drives, streets, drainage and sewer facilities. Include the City of Chula Vista as
a party to said CC&R's authorizing the City to enforce the terms and conditions
in the same manner as any owner within the subdivision.
(f: \home\planning\lu is \pcs-9402 .ccr)
Page 7
10. All storm drains within the development and storm drain connections to public
storm drains within street rights-of-way shall be private and maintained by the
homeowners association.
11. Obtain private storm drain easements across City open space lots.
12. Guarantee and construct public sewers in accordance with City standards. Align
public sewers within lots 9 and 17 to the satisfaction of the City Engineer.
13. Grant on the final map general access and utility easements over private streets
and access and maintenance easements for all public sewers within Lots 9 and 17.
Provide improved access to support H-20 wheel loading to all sewer manholes.
14. Provide to the City a letter from Otay Municipal Water District indicating that the
assessments/bonded indebtedness for all parcels dedicated to the City have been
paid or that no assessments exist on the parcel(s).
15. Present written verification to the City Engineer from Otay Water District that the
subdivision will be provided adequate water service and long term water storage
facilities.
16. Grant to the City a lO-foot wide utility easement adjacent to the street right-of-
way within the open space lot along Rancho del Rey Parkway.
GRADING
17. Submit and obtain approval by the City Engineer for an erosion and sedimentation
control plan as part of any grading plans.
AGREEMENTS
18. Enter into an agreement with the City whereby:
a. The developer agrees the City may withhold building permits for any units
in the subject subdivision if anyone of the following occur:
b. Regional development threshold limits set by the East Chula Vista
Transportation Phasing Plan have been reached.
c. Traffic volumes, levels of service, public utilities and/or services exceed
the adopted City threshold standards.
(f:\home\planning\luis\pcs-9402.ccr) Page 8
d. The developer agrees that the City may withhold building permits for any
of the proposed development if the required public facilities, as identified
in the PFFP or as amended or otherwise conditioned have not been
completed or constructed to satisfaction of the City. The developer may
propose changes in the timing and sequencing of development and the
construction of improvements affected. In such case, the PFFP may be
amended as approved by the City Planning Director and Public Works
Director.
19. Agree to obtain an encroachment permit in favor of the subject development's
homeowners' association to install enhanced paving within public sewer
easements.
20. Agree to defend, indemnify and hold harmless the City and its agents, officers
and employees, from any claim, action or proceeding against the City, or its
agents, officers or employees to attack, set aside, void or annul any approval by
the City, including approval by its Planning Commission, City Council or any
approval by its agents, officers, or employees with regard to this subdivision
provided the City promptly notifies the subdivider of any claim, action or
proceeding and on the further condition that the City fully cooperates in the
defense.
21. Agree to hold the City harmless from any liability for erosion, siltation or
increase flow of drainage resulting from this project.
22. Agree to insure that all franchised cable television companies ("Cable Company")
are permitted equal opportunity to place conduit and provide cable television
service to each lot within the subdivision. Restrict access to the conduit to only
those franchised cable television companies who are, and remain in compliance
with, all of the terms and conditions of the franchise and which are in further
compliance with all other rules, regulations, ordinances and procedures regulating
and affecting the operation of cable television companies as same may have been,
or may from time to time be issued by the City of Chula Vista.
OPEN SPACE/ASSESSMENTS
23. Grant in fee on the first Final Map all open space lots shown on the approved
tentative map to be granted to the City and execute and record a deed for each
lot. Prepare and submit for execution grant deeds for open space areas to be
granted from the City to the developer as shown on the approved tentative map.
24. Submit a list of all facilities located on open space lots to be maintained by the
existing Open Space District No. 20. This list shall include a description,
(f: \home\planning\luis \pcs~9402 .cer)
Page 9
quantity and unit price per year for the perpetual maintenance of all facilities
located on open space lots to include but not be limited to: walls, fences, water
fountains, lighting structures, paths, access roads, drainage structures and
landscaping. Only those items on an open space lot are eligible for open space
maintenance. Each open space lot shall also be broken down by the number of
acres of turf, irrigated, and non-irrigated open space to aid the estimation of a
maintenance budget thereof.
25. Pay all costs associated with:
a. Reapportionment of assessments for Assessment District 87-1 as a result
of subdivision of land within the project boundary. Request
reapportionment and submit a deposit to the City in the amount of $9640
($40/lots and units x 24 lots and units).
b. Pro-rata share of the assessment district due to additional units; estimated
at $7,519.20 (outstanding balance of $67,672.08/180 assumed units x 20
additional units).
26. Landscape and irrigation plans addressing the modifications to the irrigation
system and new landscape areas shall be prepared to the satisfaction of the Parks
and Recreation Director.
MISCELLANEOUS
27. Tie the boundary of the subdivision to the California System -Zone VI (1983).
28. Submit copies of Final Maps in a digital format such as (DXF) graphic file prior
to approval of each Final Map. Provide computer aided Design (CAD) copy of
the Final Map based on accurate coordinate geometry calculations and submit the
information in accordance with the City Guidelines for Digital Submittal in
duplicate on 5-1/2 HD floppy disk prior to the approval of each Final Map.
SECTION 5. Code Reminders.
1. Comply with all applicable sections of the Chula Vista Municipal Code.
Preparation of the Final Map and all plans shall be in accordance with the
provisions of the Subdivision Map Act and the City of Chula Vista Subdivision
Ordinance and Subdivision Manual.
2. Underground all utilities within the subdivision in accordance with Municipal
Code requirements.
(f: \homc\planning\!uis \pcs-9402 .cee)
Page 10
3. Pay the following fees in accordance with the City Code and Council Policy:
a. The Transportation and Public Facilities Development Impact Fees.
b. Signal Participation Fees.
c. All applicable sewer fees, including but not limited to sewer connection
fees.
d. Interim Pre-SR-125 impact fee (effective January 1, 1995).
e. Pay the amount of said fees in effect at the time of issuance of building
permits.
Failing any of which conditions, or failing the continued maintenance of same as the condition
may require, this conditional approval and any entitlement accruing hereunder, shall, following
a public hearing by the City Council at which the Applicant or his successor in interest is given
notice and the opportunity to appear and be heard with regard thereto, be terminated or modified
by the City Council.
SECTION 6. Notice of Determination.
City Council directs the Environmental Review Coordinator to post a Notice of Determination
and file the same with the County Clerk.
SECTION 7. Transmittal of Resolution
That a copy of this resolution be transmitted to the owners of the property.
Presented by
Approved as to form by
Robert A. Leiter
Director of Planning
Bruce M. Boogaard
City Attorney
(f: \home\planni ng\luis \pcs-9402. ccr)
Page 11
ATTACHMENT 3
TENTATIVE SUBDIVISION MAP
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ATTACHMENT 5
RANCHO DEL REY
SECTIONAL PLANNING AREA (SPA) I PLAN
AMENDMENT
(MODIFIED TEXT AND STATISTICS)
RANCHO DEL REY SPA I
SECTIONAL PLANNING AREA (SPA) PLAN
Adopted by Chula Vista City Council:
December 15, 1987
-Business Center Amendment #4- November 24, 1992
by Resolution No. 16900
rln:efB712rAm~l!ilDi"igt
~trikpollt R!!,<I.!im~ Version 6/13/94
(Excerpts of amended pages only)
Prepared for:
Rancho del Rey Limited Partnership
2727 Hoover Avenue
National City, CA 91950
Prepared by:
Cinti Land Planning
3625 Midway Dr., Ste. 292
San Diego, CA 92110
(619) 223-7408
RANCHO DEL REY SPA I
Amendmrnt #5
Text Revision Package
This package includes substitute pages for the Rancho del Rey SPA I
text. Proposed amendments are indicated in F[E~!RE text and deletions
are indicated in STRIREOUT text.
The following pages are included in this package:
pa'Je SPA Plan Text
TP Revised Title Page
II-5 Revised Table 3
II-7 Revised Table 4
V-I Revised Table 10
V-4 Revised Table 11
Additionally the following Exhibits are proposed for amendment:
I-B
II-6
General Development Plan
site utilization Plan
TABLE 3
Rancho Del Rey SPA I
statistical summary
site utilization Plan"
Land Use
Acres
Average Density
~
Residential
SFD - Estate
SFD - Conventional
SFD - cottage
~SFD - Townhouse
MUlti-Family
34.3
66.4
144.3
15.0
47.6
1.8 63
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Residential Subtotal
307.6
Non-Residential
community Facilities
Employment Park (Ind.)
Commercial Center
School
Public Park
9.3
26.7
62.9
10.3
55.7
Non-Residential Subtotal
164.9
TOTALS
271.8
68.0
339.8
812.3
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Open Space
Circulation
Average Density not including Business Center
T;-e du/ac
"AS amended per Resolution #15763 (8/7/90) and Ordinance No. 2487
11.3 DENSITY TRANSFER
As noted earlier, the EI Rancho del Rey Specific Plan is intended to
provide a degree of flexibility for SPA (sub-area) Plans to respond to
changing conditions, markets or design issues. One aspect of this
flexibility is the Density Transfer provision which permits the transfer
of residential units from one residential category to another.
In the preparation of the SPA I Plan, a conscious effort was made to
create a predominately single family detached community. This effort
resulted in the selection of single family detached products for those
parcels designated 4-6 du/ac by the Specific Plan, instead of the
attached products which were included in the development character
descriptions. This choice, together with area reductions in the 4-6
du/ac parcels as a result of detailed grading studies, resulted in a
reduced yield from these parcels of over 250 units.
11-5
6-13-94
These units were allocated among the various multi-family parcels with
careful consideration given to maintaining the character envisioned in
the Specific Plan for each parcel.
The result of the transfers has been a redistribution of units with
preservation of the character and pattern of development established by
the Specific Plan. The predominance of single family detached products
has been achieved and no additional attached or multi-family areas have
been proposed.
The Density Transfer Map (Exhibit 6) depicts the residential units which
have been transferred in this SPA. The exhibit compares the unit count
from the comparable are of the Administrative Plan to the number of
units provided by the SPA Plan. The density transfer statistics are
summarized in Table 4. No transfer occurred in the Estate Lot (0-2
du/ac) category and 22 units were transferred into the 2-4 du/ac
category. Increases in the 6-8 du/ac and 12-20 du/ac were offset by
units transferred out of the 4-6 du/ac and 8-12 du/ac categories. The
elementary school site shown on the Specific Plan has been relocated to
an area on the central ridge which was designated 4-6 du/ac. The
previously designated school site is now designated for 90 units at a
density of 7.1 du/ac. The actual number of units within each parcel
will be established with the approval of a tentative tract map or site
plan.
TABLE 4
^ jJI
Density Category
Of Parcel
Rancho del Rey SPA I
Density Transfer statistics
units
Specific Plan
units
SPA I Plan
Net
Transfer
0-2 du/ac
2-4 du/ac
4-6 du/ac
6-8 du/ac
8-12 du/ac
12-20 du/ac
Previous School site
63
229
1,099
212
374
224
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TOTAL (net)
2,201
-& ED
11.4 HOUSING PROGRAMS
The fundamental residential concept of the El Rancho del Rey Specific
Plan is:
...to provide for and integrate a diversity of residential
densities, types and price ranges. It is intended that homes will
range from single family estates to multi-family apartment projects
of various affordability levels. It is specifically not intended
that El Rancho del Rey be developed as a large tract of single
family homes appealing to a narrow band of resident incomes.
II-7
6-13-94
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III
CHAPTER V: PUBLIC FACILITIES
V.O INTRODUCTION
The plan for public facilities is a distinguishing feature of the Rancho
del Rey SPA I Plan. This chapter of the text outlines the public
facilities necessary to enable the community to meet the City of Chula
vista I s goal of having new development provide all required support
services. The PUblic Facilities and Financing Plan, provides additional
description of the backbone facilities and describes the financing
scheme proposed for each system.
The public facilities systems described in this chapter have been sized
and designed in response to the projected land uses and distribution
shown on the site utilization Plan.
V.l ROADS
A comprehensive description of the street and highway improvments
associated with SPA I is found in Chapter III. The Circulation Plan is
included as Exhibit 9. The most significant highway improvements
include the following:
Widening otay Lakes Road to four lanes
Improving East "H" Street between 1-805 and Paseo del Rey to six
lanes and four lanes east of Paseo del Rey.
Improvements to the 1-805 and East "H" Street intersection.
V.2 WATER SUPPLY
Rancho del Rey SPA I is located within the otay Municipal Water
Dist~ict, which is responsible for providing loacl domestic water
serv~ce. The District is a member of the California Water Authority and
the Metropolitan Water District of Souther California. The projected
domestic water demand for Rancho del Rey SPA I is shown in Table 10
below adn totals 1.54 mgd. The proposed domestic water plan is shown in
Exhibit 20. The water service study is included as Appendix D.
TABLE 10
Rancho del Rey SPA I
Domestic Water Demand
Land Use
Units
Demand Factor Demand
Residential zfl7 2,201
Business Center'.-'-'''- 84.5
Parks (net irrigated) 50.1
School (net irrigated) 8.8
490 g/day* 1~A~ mgd
3500 g/AC/day 0.30 mgd
2700 g/AC/day 0.14 mgd
2250 g/AC/day 0.02 mqd
TOTAL
*Assumes 2.74 persons per unit.
~]-r.-5"4' mgd
V-1
6-13-94
TABLE 11
Rancho del Rey SPA I
Waste Water Generation
Residential
Density
(d.u./ac. )
Projected
Population
(DOD./d.u. )
projected*
Flow
(gal. Id. u. Iday)
units
Project
Flow
(mg/dav)
2
4
6
8
12-20
3.50
3.38
2.66
2.50
2.30
280
270
213
200
184
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School site = 31.20 pop./ac. x 80 = 2,496 g.p.d./ac.
Business Center = 37.50 pop./ac. x 80 = 3,000 g.p.d./ac.
0.03
Q....22
0.75 mgd
*Assumes 80 gallons/day/person.
Applying these rates, Rancho del Rey SPA I is expected to generate 0.75
mgd in waste water flow.
The planned sewer system for Rancho del Rey SPA I is shown in Exhibit
21. The connection to the otay Lakes system and the north and south
trunks of the Rice canyon System are evident.
V.4 STORMWATER SYSTEM
The downstream drainage improvements necessary to support the Rancho del
Rey project have already been constructed. The focus of the stormwater
system for the project is the control of on-site flows and erosion. A
drainage study encompassing the entire Rancho del Rey project area has
been prepared by Rick Engineering (see Appendix F). This discussion is
based on information contained in that report.
The overall project site is located within four major drainage basins.
The Rice canyon basin in the central and largest basin. The Bonita and
Otay Lakes basins are located to the north of Rice Canyon, while
Telegraph Canyon basin is to the south.
The stormwater drainage system proposed for the project is depicted in
Exhibit 22.
The otay Lakes basin will have a drainage facility that conveys
discharges along otay Lakes Road. The facility consists of natural and
improved channels with several lengths of closed conduit.
V-4
6-13-94
ATTACHMENT 6
THIRD ADDENDUM
TO
F.S.E.I.R. 87-01
THIRD ADDENDUM TO ENVIRONMENTAL IMP ACT REPORT
SFEIR 87-01
Rancho Del Rey Spa I
PROJECT NAME: Sunland Rancho Del Rey
PROJECT LOCATION: North of East H Street; east of Del Rey Boulevard; and south of
Rancho Del Rey Parkway
I. INTRODUCTION
The environmental review procedures of the City of Chula Vista allow the
Environmental Review Coordinator (ERe) to prepare an addendum to a Negative
Declaration or Environmental Impact Report, if:
1. None of the conditions described in Section 15162 calling for preparation of a
subsequent ElR have occurred;
2. Only minor technical changes or additions are necessary to make the EIR under
consideration adequate under CEQA; and
3. The changes to the EIR made by the addendum do not raise important new
issues about the significant effects on the environment.
FEIR-87-01 Rancho Del Rev (SPA) I Plan analyzed the environmental impact of the
first Sectional Planning Area (SPA) Plan within the EI Rancho del Rey Specific Plan
area, as wen as a number of other discretionary actions. The project involved the
construction of 982 single-family units, 1219 multi-family units, an employment park
(84.5 acres), community facilities, neighborhood and community parks, a school site,
open space and a circulation system on 808.6 acres bounded on the north and east by
Otay Lakes Road, East "H" Street to the south and Paseo Ranchero to the west.
Subsequent to the completion of that document two addenda were prepared. The first
addendum, An Addendum to EIR-87-1. Evaluation of the Adeauacv of the
Environmental ImDact ReDort for the Revised Rancho Del Rev Sectional Planninl! Area
(SPA) Plan. October 1987 analyzed changes to land use on two of the onsite parcels
of Rancho Del Rey SPA I : the proposed school site on the project was relocated to an
area previously designated as residential and the residential units were relocated to the
school site. The addendum concluded that: no significant environmental effects would
result from the modified project, no new mitigation measures were needed, and that the
facility and service needs generated by the proposed project are similar to those
projected for the original project.
Second Addendum to FEIR-87-1 Rancho del Rev SDa I. EmDlovrnent DeveloDment
DeDartment analyzed the impact of a 22,865 square foot single-story tilt-up building
proDosed for lease to the State of California Employment Development Department in
B:IADDEIRSUN
Page 1
the eastern section of Rancho Del Rey SPA I Business Park, north of H Street between
Del Rey Blvd. to the west and Paseo Ranchero to the east. The Second Addendum
found that there were no significant impacts.
Now different land uses are proposed for Parcel Number R -12 (See attached Exhibits
1 and 2), a 16.87 acre parcel south of Rancho Del Rey Parkway, east of Del Rey Blvd.
and north of the commercial center. The original plan proposed 180 single-family
attached townhouse units. The amendment proposes to increase the number of units
permitted on this site from 180 to 200 and change the type of unit from single-family
attached townhomes to single-family detached condominiums. IS-94-22 has been
prepared in order to provide additional information and analysis concerning impacts to
noise and land use. As a result of this analysis, the basic conclusions of the
Environmental Impact Report have not changed. The applicant has incorporated
measures into the proposed project to ensure that impacts of this modification of the
prior project remain at a level below significant. Therefore, in accordance with Section
15164 of the CEQA Guidelines, the City has prepared this Third Addendum to EIR 87-
01 for Rancho Del Rey Spa I.
II. PROJECT DESCRIPTION
The location of the proposed project is south of Rancho Del Rey Parkway, east of Del
Rey Blvd., and north of the commercial center. The proposed project is an amendment
to the adopted Rancho del Rey SPA I Plan.
The applicant's submittal included the proposal to amend the General Development Plan
to change the Development Plan diagram from the "Townhome" land use to single
family condominium. It is the opinion of the Director of Planning that a General
Development Plan amendment is not necessary. The Specific Plan describes the
"Character" of housing within the 6-8 unit per acre density range as "townhomes, patio
homes, duplexes, multiplexes, condominiums and clustered units. (See Exhibit 3). Both
the current and proposed designation are included in this description.
The purpose of this project is to redistribute density within the SPA I project area
increasing the density of one parcel while adjusting the assigned density on several
other parcels to make the SPA Plan statistics consistent with final map approvals.
Specifically, a portion of (20 units) the difference between the pennitted SPA units and
the mapped units (56) in parcels R-3, R-4, R-6, R-7, R-9, R-lO, R-llb, R-13 a and b
and R-14 is added to Parcel R-12. (See Exhibit 4) The remaining 36 units will not be
developed. Portions of parcels 1,4,5,6,10,13, and 14 currently under City ownership
are proposed for development in exchange for the applicant's granting to the City in fee
simple a strip of land along the circumference of parcels 1,7,8,9,10,11, and 12 for open
space (see Exhibit 5). The Rancho Del Rey SPA I Plan identifies the 16.87 acre R-12
parcel as "SFA-Townhouse" (12.0 du/acre, 180 units). Through density transfers, the
proposed parcel ofland is now proposed for a total of 200 units (11.9 du/ac) and to be
developed as single family detached units on common land ownership.
The proposed project will involve the construction of 200 two-story detached, two and
three bedroom, residential condominium units. Six hundred five (605) parking spaces
RIADDElRSUN
Page 2
will be provided. A five-foot wall (consisting of a 3 foot stem wall and 2 feet of a
wrought iron fence) is proposed around the perimeter of the property excluding 540 feet
along the northerly boundary to the intmediate west of the entrance of the property. A
five foot solid wall is proposed adjacent to the northerly property line on the 54 feet
west of the intersection of Ayamonte A venue and Rancho Del Rey Parkway as well as
along the project entryway. A wrought iron fence is proposed at the entry to the
subdivision. The remainder of the site will be bordered by a 5 foot solid privacy wall
to the east and west of the private street that will provide access to the residential
project. The project will provide recreational facilities for residents in the form of two
tot lots. A common openspace area is planned surrounding the units in the center of
the project.
To allow for the development of 200 units on Lot 19 of Rancho Del Rey, a Tentative
Subdivision map approval and SPA amendment are required. The units are subject to
design review approval. The SPA amendment is proposing a change to the original
SPA as to type and number of units to be developed. The SPA amendment is
proposing that 200, rather than 180 as outlined in the original SPA, be allowed and that
the these units be detached condos, as opposed to attached townhomes that are
originally outlined in Rancho Del Rey SPA I.
The Subdivision map approval is required to outline the division of the lots as proposed
for development of 200 detached condominium units. The project will be subject to
approval by the Planning Commission and City Council.
Due to the increase in development intensity/density over the approved SPA plan, the
applicant shall be required to pay into assessment district 87-1 in accordance with the
project's prorata share of the cost of the facilities within the district. The assessment
district covers water and utilities benefit assessment for this parcel. The additional fees
will ensure that the impact of increase in development is at a level below significant.
The tentative parcel map for this project has incorporated the relocation of an existing
street light at the proposed driveway cut to the northeast comer of Rancho Del Rey
Parkway and Ayomonte Way and an additional street light to the east of the proposed
driveway, as per the Engineering department requirements. The driveway accessing the
development must meet city standards.
The applicant will be required to submit an updated soils study prior to the issuance of
a grading permit.
Existing on-site drainage facilities are not adequate to service the project. On-site
collection and conveyance facilities will be required in order to adequately convey site
runoff to downstream drainage facilities. Off-site drainage facilities consisting of a 30"
RCP in Rancho Del Rey Parkway, a 24" RCP at the southwest corner of the parcel
discharging to a 24" CMP which ultimately discharges to a 24" RCP in Del Rey
Boulevard are adequate to serve the project.
The Fire Department requires adjustments to the project entrance which address an
access problem for fire apparatus due to limited turning radius. Access problems have
Page 3
RIADDEiR,SUN
also been noted on Lots 1 and 9. The turning radius must be made adequate for fire
apparatus. Roadways that deadend beyond 150' must be provided with a 75' x 24'
hammerhead or a 40' radius cul-de-sac. The security gate at the entrance of the project
may need to be relocated so that fire apparatus may access the complex. Eight fire
hydrants will be on the site as located on the tentative subdivision map, per the Fire
Department. Fire sprinkler systems may be required on lots not meeting access
requirements. Maximum roadway grade may nor exceed 15%.
An NPDES general permit for stormwater discharges associated with construction
activity will be required by the State Water Resources Board, because soil discharges
will exceed five acres and because the project is part of a larger common plan of
development. A Storm Water Pollution Prevention Plan (SWPPP) will be required,
which will ensure that stormwater discharges are at a level below significant.
The Otay Water District has determined that an adequate water system is available for
the project. However, the Otay Water District will assess the pipe size that will be
required once the Fire Department determines the fue-flow.
III. PROJECT SETTING
The project is located north of East "H", east of Del Rey Blvd., and south of RDR
Parkway in Rancho Del Rey SPA I. The site is located northerly of the newly
developed Rancho Del Rey Commercial Center (Home Depot) and southerly of single-
family homes under development in Rancho Del Rey SPA I. Open space is to the
immediate south and east of the site.
IV. IDENTIFICATION OF ENVIRONMENTAL EFFECTS
In accordance with CEQA Regulations and City of Chula Vista standards the following
areas of concern are addressed in this Addendum:
Schools
The entire Rancho Del Rey project is within Mello-Roos Community Facilities District
No.3. All properties are assessed a special tax to fully mitigate impacts to elementary
and secondary school facilities. As there will be 36 fewer units than originally planned,
the project will have fewer school aged children and therefore, there will be less of an
impact on schools over what was previously expected.
Noise
In the noise section of FSEIR Rancho Del Rev SPA I, a 65 CNEL was indicated at the
southern edge of the proposed project. Subsequent to the completion of the analysis,
the business park was approved to the south of this project site. This prompted concern
as to whether there may be a noise impact to future residents of the project site.
B:\ADDEIR.SUN
Page 4
A noise study evaluated whether the proposed 5 foot view wall (3-foot solid base and
2 feet of wrought iron) is sufficient to insure compliance with the City's noise standard
of 65 dB CNEL.
An analysis was undertaken to evaluate the additional impact of the business park
traffic and to examine the topographical relationship between the site and wall and
nearby traffic sources. The noise study, which involved noise readings taken on May
27, 1994 concluded that additional noise protection be incorporated into the perimeter
wall to break the line of sight from a person using their yard for relaxation or recreation
and "H" Street traffic. Given that the proposed project is located right at the edge of
the future 65 dB contour with the southernmost units likely at 66-67 dB CNEL and
given that the initially proposed 3 foot wall base affords no noise protection, the study
recommends either a solid barrier to 5 feet in height or the use of glasslplexiglass above
the 3 foot stem wall for maintaining views while affording traffic noise protection for
recreational activities of residents. The applicant has included the above described wall
within the project description. Implementation of the project will result in a less than
significant noise impact.
Land Use
Background
The Chula Vista General Plan Land Use Diagram (Fig.1-2) designates the property in
question as Residential Medium (6-11) dulac). The approved Rancho Del Rey Specific
Plan identifies the proposed parcel of land as residential (6-8 dulac, averaging 8 dulac).
The General Development Plan identifies the parcel as "TH" (Townhomes 11.8 dulac).
The SPA Plan identifies the parcel as "SF A-Townhouse" (12.0 dulac, 180 units).
Through density transfers, the proposed parcel of land in now proposed for a total of
200 units (11. 9 dulac) and is proposed to be developed as single family detached units
on common land ownership.
The General Plan permits single family attached units within the Residential Medium,
6-11 dulac density range, although the Rancho Del Rey SPA was approved as a
balanced community with a variety of housing types, including townhomes. An
analysis of what impacts this might have to the provision of affordable units and the
mix of housing types follows. The apparent inconsistencies in permitted densities
between the General Plan, Specific Plan, General Development Plan, and SPA Plan are
a result of density policies that were in effect at the time of project approvals. The
adopted Specific Plan supercedes General Plan policies and the General Development
Plan was approved and found to be consistent with the "character" of the Specific Plan.
If during a density transfer the overall number of units permitted in the originally
approved plan were exceeded or the "character" becomes inconsistent with the original
plan, there is a lack of consistency. In this proposed amendment, the number of units
will be lower than originally proposed and the "character" will remain the same.
Therefore, the plans would be considered consistent.
Page 5
B,IADDElR.SUN
Affordable Housing
Previous phases of Rancho Del Rey SPA have met the bulk of the affordable housing
requirement for the entire Specific Plan for Rancho Del Rey. The remaining number
of units to be provided are 23 in the lower end level and 72 in the moderate level. The
Community Development Department has stated that this project fits within the range
of projects providing a housing range of $133,000 to $170,000 per unit, which may fall
into the moderate level of housing (subsidies may be required).
"Under the City's Affordable Housing Program, the provision of low and moderate
income affordable housing units was made a condition of the approval of the Rancho
Del Rey Specific Plan. The designation of a variety of housing product types and
densities within the plan were, in part, intended to provide sufficient opportunities to
satisfy this condition. Previous phases of Rancho Del Rey have fulfilled much of that
requirement. The remaining number of units to be provided are 23 low-income and 72
moderate-income.
The present designation of the project site for attached housing development was
envisioned as providing potential opportunities for moderate-income affordability. In
reviewing the proposed change to single family detached units, the Community
Development Department has stated that the proposed change will not affect the ability
to fulfill remaining moderate-income housing requirements within the Specific area.
The two principle reasons for this conclusion are:
The stated price range for the proposed detached units is $133,000 to $170,000
per unit. Based on present regional median income figures, moderate-income
affordability could be achieved through units in the $140,000 range and below
(some subsidies may be required). Additionally, the proposed unit pricing range
is comparable to that which might have existed in an attached product
development.
Another project currently under construction within the Specific Plan area
intends to satisfy a large part of the remaining 72 moderate-income unit
requirement, and additional opportunities will exist within the yet-to-be
developed Rancho Del Rey SPA III area.
McMillin Communities is presently working with the Community Development
Department to secure a plan for fulfilling the remaining low and moderate-income unit
requirements. "
Mixed Land Uses
The proposed project will create a change in the type of units produced in Rancho Del
Rey Spa I, Parcel 12. Although the proposed project involves a change in product type
as outlined in the RDR Spa I Plan, from townhome to SFD Condo, the impact to
community character is negligible. The SFD Condominium and Townhome both are
clustered housing, in the same price range for purchase and similar in design.
Generally a townhouse development is lower density than a condominium project.
B\ADDEIR,SUN
Page 6
However in this project the loop street and cottages grouped around a conunon
courtyard is similar to a townhome grouping. The price range is similar to townhomes.
Therefore although the baJance of housing typed envisioned in Rancho Del Rey Spa I
may be slightly different than in this project, the character is essentially the same. The
SFD Condo provides conunon land ownership, while providing a similar conununity
character and setting as would a townhome complex.
V. CONCLUSION
GeotechnicaJ, noise and land use impacts are found to be less than significant. Pursuant
to section 15164 of the State CEQA Guidelines and based upon the above discussion,
I hereby find that the project revisions of the proposed project will result in only minor
technical changes or additions and have not created any new environmental impacts.
The proposed project was adequately analyzed in FEIR-87-01 and the third addendum.
VI. REFERENCES
FElR-87-01 Rancho Del Rey SPA I Plan, First and Second Addendum
FEIR-92-02 Rancho Del Rey Conunercial Center
General Plan, City of Chula Vista
Title 19, Chula Vista Municipal Code
City of Chula Vista Environmental Review Procedures
Sunland\Rancho del Rey Noise Impact Analysis, Giroux and Associates, May 31,1994
~~'<t~\/J~}
Enviro ental iew Coo dinator "
Page 7
B:\ADDEIR.SUN
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EXHI BIT 4
tal impacts should be associated with the project. '1'he project EIR
evaluated the impacts associated with a total of 2,201 units in
RAncho del Rey SPA I and the units of the proposed project. will be
less than that originally approved total.
'l'ABLE A
SPA Plan _. -Jlapped- Units by parcel
pareel SPA units IIB'Ot)ed units nif:terence
R-3 251 243 - 8
R-4 33 26 - 7
R-6 49 48 - 1
R-7 116 118 + 2
R-9 75 76 + 1
R-10 218 198 -20
R-11b 90 77 -13
R-13a&b 143 138 - 5
R-14 152 147 ~
Subtotal -56
v R-lla
Parcel R-l1a Amendment
154
106
:.U
'1'otal -Available- Units
-104 du
PAreAl
R-3
R-4
R-6
R-7
R-'
R-10
R-11a
.-11b
.-12
.-13a'b
.-14
'l'ABLE B
Proposed parcel statistics
Taraet - Housina ~e
Acres Dw.l1in~ Units
SFD - conventional
SFD - Conventional
IFD - Cottage
SFD - cottage
IFD - cottage
IFD - Cottaqe
IFD - Cottaqe
8FD -Cotta;e
8m - Condo
JlUlti-FUily
Multi-Family
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6.6
'.5
21.5
12.2
:t2.'
23.5
12.6
'.4
..t
243
26
48
118
76
118
106
77
200
138
147
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15.0
Vnchanqed parcels
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(02-10-14)
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ATTACHMENT 7
DISCLOSURE STATEMENT
1HE CITY OF CHULA VISJ'A DISCLOSURE STATEMENT
You are required to file a Sta-ement of Disclosure of certain ownership or financial interests, payments, or campaign
contributions, on all matters which will require discretionary action on the pan of the City Council, Planning Commission, and
all other official bodies, The following information must be disclosed:
1, List the names of all persons having a financial interest in the propeny which is the subject of the application or the
contract, e,g,. owner, applicant, contractor, subcontractor, material supplier,
A. McMillin RDR, Inc.
B. Trident RDR Limited Partnership,
an Arizona limited partnership
2. If any person. identified pursuant to (1) above is a corporation or pannership, list the names of all individuals owning
more than 10% of the shares in the corporation or owning any pannership interest in the pannership,
A, McMillin RDR, Inc,
McMillin Family Trust (40%)
Mark D, & C'Ann McMillin Trust (20%)
Scott M, & Susan M, McMillin Turst (20%)
Richard A, & Laurie A, Ray Trust (20%)
B. Trident RDR Limited Partnership
(no individual owns more than
10% interest)
3, If any person. identified pursuant to (1) above is non-profit organization or a trust, list the names of any person
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust,
N/A
4, Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions,
Committees, and Council within the past twelve months? Yes_ No..JL If yes, please indicate person(s):
5, Please identifY each and every person, including any agents, employees. consultants, or independent contractors who
you have assigned to represent you before the City in this matter,
Craig T, Fukuyama
Gary Cinti
6, Have you and/or your officers or agents, in the aggregate, contributed more than $1,000 to a Councilmember in the
current or preceding election period? Yes_ No.JL If yes, state which Councilmember(s):
· . . (NOTE: Attach additiooal pages. Decessuy) · · .
Date: "Z- I B - <14-
ame of contractor/applicant
Craig
. ~ is tkji1mJ as: "Any individual, finn, co-parrn=hip, joinlV<1uw., associasion, lIOCiDJ club, fr COfJ'O'alion, """'" DUSt, =dv<r, 'Y"'fic-.
this lDId ""y 0_ cowuy, cby lDId cowury, cby municipaJiJy, distric~ or othn poliIicaJ subdivision, or ""y othn IJ'OUP or combinDIion octing as 0 uniJ."