HomeMy WebLinkAboutPlanning Comm Reports /2007/11/14
AGENDA
MEETING OF THE
THE PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
Wednesday, November 14,2007
City Council Chambers
276 Fourth Avenue
Chula Vista, CA
CALL TO ORDER:
ROLL CALUMOTIONS TO EXCUSE:
Planning Commission:
Tripp_ Vinson_Moctezuma_ Bensoussan
Felber_ Clay ton_ Spethman_
PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE:
APPROVAL OF MINUTES:
November 7, 2007
ORAL COMMUNICATIONS:
Opportunity for members of the public to speak to the Planning Commission on any subject matter
within the Commission's jurisdiction, but not an item on today's agenda. Each speaker's
presentation may not exceed three minutes. .
CONSENT ITEMS:
The Chair may entertain requests by Staff to continue or withdraw an agenda item. The Chair may
also entertain a recommendation by a Commissioner to approve certain non-controversial agenda
items as consent items. Items approved on consent are in accordance with Staffs proposed
findings and in accordance with the recommendation as stated in Staffs report to the Planning
Commission.
PUBLIC HEARINGS I ACTION ITEMS:
1. Public Hearing:
PCM 07-05; Consideration of amendments to
portions of the Otay Ranch Village Eleven Sectional
Planning Area (SPA) Plan and Village Core Master
Precise Plan to allow for the relocation and
reconfiguration of the Town Square from the
easterly terminus of Birch Road to the northeast
corner of Discovery Falls Drive and Windingwalk
Way.
r
Planning Commission
-2-
November 14, 2007
PCS 07-02; Consideration of revisions to the Otay
Ranch Village Eleven Tentative Subdivision Map: 1)
relocating the Town Square from the easterly
terminus of Birch Road to the northeast corner of
Discovery Falls Drive and Windingwalk Way, and; 2)
relocating the pedestrian easement to the village
paseo from across the center of the CPF-1 site to
the northern property line adjacent to the Private
Recreational Facility (PRF) site. Applicant:
Brookfield, Shea Otay, LP.
Project Manager: Harold Phelps, Associate Planner
2. Public Hearing:
PCC 07-64; Consideration of a Conditional U se
Permit for the development of the Concordia
Lutheran Church Private Elementary/Middle School
and Pre-School in the Village of Windingwalk
(Village 11), located at the easterly terminus of Birch
Road and Discovery Falls Drive.
Project Manager: Harold Phelps, Associate Planner
3. Information Item:
Information update on the Southwest Communities
Strengthening Strategies.
Nancy Lytle, Planning & Building Process
Improvements Manager
4. Special Order of Business: Selection of a Planning Commission representative
to the Growth Management Oversight Commission
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
· Discussion of the Redevelopment Review Process for input to the December 6,
2007 CVRC-RAC Meeting.
Planning Commission
- 3 -
November 14,2007
ADJOURNMENT:
To a regular Planning Commission meeting on
November 28,2007.
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT
The City of Chula Vista, in complying with the American with Disabilities Act (ADA), requests
individuals who require special accommodations to access, attend, and/or participate in a City
meeting, activity, or service, request such accommodations at least forty-eight hours in advance for
meetings, and five days for scheduled services and activities. Please contact Diana Vargas for
specific information at (619) 691-5101 or Telecommunications Devices for the Deaf (TDD) at 585-
5647. California Relay Service is also available for the hearing impaired.
MINUTES OF THE
PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
November 7, 2007
Council Chambers
276 Fourth Avenue
Chula Vista, California
CALL TO ORDER: 6:04
ROLL CALL I MOTIONS TO EXCUSE:
Members Present: Tripp, Felber, Moctezuma, Vinson,
Bensoussan, Clayton, Speth man
INTRODUCTORY REMARKS: Read into the record by Chair Tripp
APPROVAL OF MINUTES: October 10, 2007
MSC (Spethman/Moctezuma) (7-0) to approve minutes of October 10, 2007
as submitted. Motion carried.
ORAL COMMUNICATIONS:
No public input
1. PUBLIC HEARING:
PCZ 07-01; Consideration of Zone Change
for four parcels consisting of 4.89 acres
located at 765-795 Palomar Street from
Commercial Thoroughfare with Precise
Plan (CT -P) to Central Commercial with
Precise Plan (CC-P) and Precise Plan
modifying standards for a reduction in the
required Open Space and building setbacks
to allow the construction of the proposed
Bayvista Walk Mixed Use Project.
Jim Hare, Assistant Planning Director stated that at the request of the
applicant, staff is withdrawing this item. He further indicated it will be heard
at a future date after proper re-noticing is conducted. No action on the part
of the Planning Commission is required tonight.
Planning Commission Minutes
-2-
November 7, 2007
Director's Report:
Jim Hare briefed the Commission on the upcoming reduction of staffing levels in
the Planning and Building Department as a result of budget reductions and
people retiring. He indicated that the department will be undergoing some
restructuring and will be reporting those changes to the Commission once they
are finalized.
Commission Comments:
Cmr. Felbers asked if people have questions regarding the reverse 9-1-1 call
system, which jurisdiction should be contacted; the County or the City.
Mr. Hare stated he wasn't certain and referred him to the City's website where
you can pose any question and a referral is made to the appropriate source that
will response back to the constituent.
Cmr. Bensoussan inquired if there was a summary of the outcome of the recent
City Council budget hearings.
Mr. Hare stated that sometime later this month, a final budget report will be going
back to the City Council, which will contain that information.
Adjournment: To a regular Planning Commission meeting on November 14,
2007 at 6:00 p.m.
Submitted by:
Diana Vargas,
Secretary to the Planning Commission
PLANNING COMMISSION AGENDA STATEMENT
Item: 1
Meeting Date: 11/14/07
ITEM TITLE:
Public Hearing: PCM-07-05: Consideration of amendments to portions ofthe
atay Ranch Village Eleven Sectional Planning Area (SPA) Plan and Village
Core Master Precise Plan to allow for the relocation and reconfiguration of
the Town Square from the easterly tenninus of Birch Road to the northeast
comer of Discovery Falls Drive and Windingwalk Way;
PCS-07-02: Consideration of revisions to the atay Ranch Village Eleven
Tentative Subdivision Map: (1) relocating the Town Square from the easterly
tenninus of Birch Road to the northeast comer of Discovery Falls Drive and
Windingwalk Way, and; (2) relocating the pedestrian easement to the village
paseo from across the center of the CPF-I site to the northern property line
adjacent to the Private Recreational Facility (PRF) site.
Applicant: Brookfield, Shea atay, LP.
Brookfield, Shea atay, LP (Brookfield Homes and Shea Homes) has applied to amend the Village
Eleven Sectional Planning Area (SPA) Plan, Village Core Master Precise Plan (MPP), and revise the
Tentative Subdivision Map to accommodate a forthcoming proposal by a potential Community
Purpose Facility (CPF) user ofthe CPF-I site.
The Environmental Review Coordinator has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has detennined that the project was covered in
previously adopted Final Second Tier Environmental Impact Report (FEIR) 01-02 for the atay
Ranch Village Eleven Sectional Planning Area Plan Project. The Environmental Review Coordinator
has detennined that only minor technical changes or additions to this document are necessary and
that none ofthe conditions described in Section 15162 ofthe 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.
RECOMMENDATION: That the Planning Commission adopt the Planning Commission
Resolution recommending that the City Council approve the draft Village Eleven Sectional Planning
Area (SPA) Amendment Resolution and the Revised Tentative Map Resolutions as they apply to the
(I) relocation ofthe Town Square from the easterly tenninus of Birch Road to the northeast comer of
Discovery Falls Drive and Windingwalk Way, and (2) relocation ofthe pedestrian easement to the
Village Paseo from across the center of the CPF-I site to the northern property line adjacent to the
Private Recreational Facility (PRF) site.
BOARDS/COMMISSIONS RECOMMENDATION: Not Applicable
Page 2, Item_
Meeting Date 11/14/07
DISCUSSION:
Background
On October 2, 2006, Brookfield Shea Otay (BSO) submitted the SPA Amendment and Revised
Tentative Map applications. However, consistent with the policy discussed and agreed to by BSO
prior to receipt by the City of the applications, a Conditional Use Permit (CUP) application by the
potential user ofthe CPF -1 site was still needed for submittal prior to further review for entitlements.
On April 16, 2007, a potential user of the CPF-1 site made a CUP application.
After the first review ofthe CUP application, staff met with the project applicants to assess the needs
ofthe CPF user and the ability to provide and maintain an appropriate combination of village green,
paseo access and architectural backdrop, all as set forth in the SPA. Several site plan iterations were
sketched and general agreement was reached on a possible reconfiguration of the two sites.
Subsequent to these discussions, a CUP assessment letter was sent on June 15, 2007 requesting
certain mandatory CPF-1 site planning elements ofthe Village Core Master Precise Plan (MPP) and
Village Eleven SPA Plan be retained. Specifically, (1) that a usable publicly accessible space be
retained at the focal point location where the Town Square is shown on current plans, and (2) that the
pedestrian connection to the village paseo located at the center of the CPF-1 site be retained on
private property in order to justify the potential relocation of the pedestrian easement to the northern
property line boundary ofthe CPF-1 site, adjacent to the Private Recreational Facility (PRF) site.
On July 27,2007, the site plan for the CPF-1 Conditional Use Permit was resubmitted for review.
The revised site plan incorporated modifications to address the mandatory publicly accessible space
and pedestrian connection elements. The 70-ft wide plaza shown on the previous CUP application
was increased to 120- ft. wide (90- ft. between arcades), to match the Birch Road right-of-way width
and encourage a more open square look and feel. The pedestrian connection was revised to shown a
horizontally clear and vertically unobstructed 20-ft. wide path, which would provide a visual
connection for approaching pedestrians to access the village paseo through the center ofthe CPF-1
site.
On August 10, 2007, staff provided substantive comments that will be applied as conditions of
approval for this SPA Amendment and Revised Tentative Map approval in order to preserve the
mandatory publicly accessible space and pedestrian connection. Included in those conditions are
certain refinements that will be required of the Conditional Use Permit for the CPF-1 site to be
reviewed by the Planning Commission.
The public hearing for the Conditional Use Permit (CUP) site will be presented to the Planning
Commission immediately following the public hearing for this SPA Amendment and Revised
Tentative Map, and it relies upon the approval of this item.
Page 3, Item_
Meeting Date 11/14/07
Existing Site Characteristics
The Town Square (P-4) and the Community Purpose Facility (CPF -1) planning areas are sited atthe
center of the village in Village Eleven at the easterly tenninus of Birch Road and Discovery Falls
Drive, and are meant to be the focal point elements providing public amenities in their open spaces
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.
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 Community Purpose
Facility (CPF-1) 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 General Development Plan 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 Community Purpose Facility (CPF-1) 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-1 for the Community Purpose Facility.
Proposed Proiect
Brookfield, Shea Otay, LP proposes to amend the Village Eleven SPA Plan and Village Core Master
Precise Plan (MPP) text and exhibits and revise the Tentative Subdivision Map in order to:
(1) Relocate and reconfigure the Town Square from the easterly tenninus 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 ofthe CPF
site to the northern property line adj acent to the Private Recreational Facility (pRF) site.
Analysis
In confonnance with the policies of the Otay Ranch General Development Plan and Village Eleven
SPA Plan, as well as the mandatory site plan elements of the Village Core Master Precise Plan for
providing and maintaining a (1) focal point public access space and (2) pedestrian orientation within
every village core, allowance for the proposed amendments and the revisions require that an
additional public access space and pedestrian connection be provided on and through the CPF-l site.
Page 4, Item
Meeting Date 11/14/07
Therefore, approval of the Otay Ranch Village Eleven SPA Plan and Village Core Master Precise
Plan amendment and the revised Tentative Map will require a condition within the resolution of
approval that ensures that the development of the CPF-1 site will provide:
(1) A plaza or public use square as a public access space on the site plan submitted for
Conditional Use Pennit approval for the CPF-1 site at the same focal point location that
the Town Square was located.
(2) A pedestrian connection across the CPF -1 site rrom Discovery Falls Drive to the Village
Eleven Pedestrian Paseo at the approximate location ofthe currently existing easement.
The Conditional Use Pennit for the CPF-1 site will include conditions for maintaining the public
access space and pedestrian connection in conjunction with the Otay Ranch Village Eleven SPA Plan
and Village Core Master Precise Plan amendment and Revised Tentative Map conditions.
CONCLUSION:
Staff has received three letters and two phone calls rrom the neighborhood community. The
applicant has met with some of these residents privately. In the letters, a request was made that a
community meeting take place to discuss this proposed relocation of the Town Square and the
pedestrian easement (Attachment No.8). However, the applicant has stated that the Planning
Commission public hearing can and should be considered a forum to receive public comments
regarding the proposal.
Staff believes that the proposed SPA Amendment, Master Precise Plan Amendments and Revised
Tentative Map should only be approved in conjunction with the proposed Conditional Use Pennit for
the CPF site.
ATTACHMENTS:
1. Locator Map
2. Planning Commission Resolution
3. Draft City Council Resolution No. for the Village Eleven SPA Plan Amendment
4. Draft City Council Resolution No. for the Village Eleven Revised Tentative Map
5. Addendum to the Village Eleven Environmental Impact Report (EIR-01-02)
6. SPA Amendment and Revised Tentative Map Application
7. Letter rrom the Windingwalk Homeowners Association
8. Letters rrom Residents (3)
J :\PLANNING\HAROLD\PCM-07-05 _PCS-07-02 _PCREPORT _DM.DOC
/
CHULA VISTA PLANNING AND
LOCATOR :~~~T: Brookfield Shea LLC.
C) PROJECT North of Windingwalk St. &
ADDRESS: South of Explorations Falls Dr
SCAlE: FILE NUMBER:
No Scale PCM-07 -05
BUILDING
DEPARTMENT
NORTH
PROJECT DESCRIPTION:
MISCELLANEOUS
Project Description: Revised TM to allow the relocation of the P-2 Park site
to the Southwest comer of Winding Walk St. & DiscoveryFalls Dr. The lot
acreages for both the CPF-2 site and the P-2 site remain the same
P-2 = 1.0 acres, CPF-2 = 5.5 acres).
Related cases: PCS-07-02
J:\planning\carlos\locators\pcm-0705.cdr 10.10.06
RESOLUTION NO. PCS-07-02
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA RECOMMENDING THAT
THE CITY COUNCIL APPROVE A SECTIONAL
PLANNING AREA (SPA) PLAN AND MASTER PRECISE
PLAN AMENDMENT AND REVISED TENTATIVE
SUBDIVISION MAP FOR THE OTAY RANCH VILLAGE
ELEVEN 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 and described on Chula Vista Tract 07-02, and
is commonly known as "Otay Ranch Village Eleven Revised Tentative Map", ("Property"); and,
WHEREAS, a duly verified application for the SPA Amendment (PCM-07-05) and
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 of Chula 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-2) and pedestrian easement through the center of the
Community Purpose Facility (CPF-l) located at the center of the approximately 489 acres of
land in Village Eleven located east of Eastlake Parkway and south of Olympic Parkway; 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
(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 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
Planning Commission Resolution PCS 07-02
Page 2
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 approval of the Project and said
hearing was thereafter closed; and
NOW, THEREFORE, BE IT RESOLVED THAT, from the facts presented to the
Planning Commission, the Commission has determined that the approval of Otay Ranch Village
Eleven SPA Plan Amendment and Master Precise Plan Amendment (PCM-07-05) and Revised
Tentative Map, Chula Vista Tract 07-02, (pCS-07-02) is consistent with the City ofChula Vista
General Plan, the Otay Ranch General Development Plan, Otay Ranch Sectional Planning Area
(SPA) Plan Eleven and Village Core Master Precise Plan, and that the public necessity,
convenience, general welfare and good planning practice support the approval.
BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION
recommends that the City Council adopt a resolution approving the Otay Ranch Village Eleven
Sectional Planning Area (SPA) Amendment (PCM-07-05) and a resolution approving the
Revised Tentative Map, Chula Vista Tract 07-02, (PCS-07-02) in accordance with the findings
contained in the attached City Council Resolution.
And that a copy of this resolution be transmitted to the owners of the property and the
City Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 14th day of November, 2007 by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
William Tripp, Chair
ATTEST:
. Diana Vargas, Secretary
J :\PLANNING\HAROLD\REsOLUTIONS\PCS-07-02 _ PCM-07-05 _PCRESO.DOC
RESOLUTION NO.
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, VILLAGE CORE MASTER
PRECISE 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-2) 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 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,
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 approval 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 of Chula 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 ofthe 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
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 Pedestrian
Easement adjacent to 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
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 OTA Y RANCH VILLAGE ELEVEN SPA PLAN AMENDMENT IS IN
CONFORMITY WITH THE OT A Y RANCH GENERAL DEVELOPMENT
PLAN AND CITY OF CHULA VISTA GENERAL PLAN.
The SPA amendment will be conditioned to ensure conformity with the Otay
Ranch General Development Plan and the City of Chula Vista General Plan. The
amendment entails revisions to the entire Otay Ranch Village Eleven SPA Plan
and Village Core Master Precise Plan text and exhibits. Conditions are necessary
to allow for the relocation and reconfiguration of the Town Square Park (P-4) as
well as the relocation of the Pedestrian Easement across the 5.5-Acre Community
Purpose Facility (CPF-l) site.
With regard to the relocation and reconfiguration of the Town Square Park (P-4),
a focal point public access space shall be provided in the form of a plaza or public
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-l site.
With regard to the relocation of the recorded pedestrian easement through the
center of the site from the village pathway on Discovery Falls Drive to the west to
the Village Paseo to the east, a pedestrian pathway connection shall be provided
through the center of the CPF -1 site at the same central location as a condition of
approval for a Conditional Use Permit for the CPF-l site.
These requirement are necessary in order to make the findings that the proposed
changes provide and maintain both the focal point public access space feature and
pedestrian orientation that is required for the village core by the Village Eleven
SPA Plan and Village Core Master Precise Plan, as well as the Otay Ranch
General Development Plan policy for providing a focal point public access space
feature and pedestrian orientation within the village core of every Village SPA
Plan within the Otay Ranch.
B. THE PROPOSED AMENDMENTS TO THE OTA Y RANCH VILLAGE
ELEVEN SPA PLAN WILL PROMOTE THE ORDERLY SEQUENTIALIZED
DEVELOPMENT OF THE INVOLVED SECTIONAL PLANNING AREA.
The Otay Ranch Village Eleven SPA Plan amendment involves the relocation and
reconfiguration of the Town Square Park (P-4) and the relocation of the
Pedestrian Easement across the 5.5-Acre Community Purpose Facility (CPF-l)
site, but the replacement features that will be required of the CPF-l site as part of
the Conditional Use Permit for the CPF-l site and will maintain and continue to
promote the orderly sequentialized development of the said SPA.
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-l site and P-4 Town Square at the corner will be maintained as long as the
CPF-l site provides a public access space in the form of a plaza or square at the
same focal point location that the Town Square was originally located at the
terminus of Birch Road, and as long as a pedestrian pathway connection across the
center of the CPF-l site from the Village Pathway on Discovery Falls Drive to the
west to the Village 11 Pedestrian Paseo to the east is provided in order to maintain
the required pedestrian circulation through the CPF-l site.
Maintaining these critical focal point public access spaces and pedestrian
orientation amenities in and around the privately owned CPF-l property as well as
the privately (homeowner association) owned P-4 Town Square corner park will
maintain the residential enjoyment, circulation or environmental quality between
the surrounding neighborhoods, promoting the goals and objectives of the Otay
Ranch General Development Plan. It is expected that the developer will work
with surrounding homeowners to ensure that their expectations for these critical
focal point public access spaces and pedestrian orientation amenities are met.
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.
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 COMPATffiILITY
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-07-05
subject to the following conditions whereby the Applicant and all subsequent
beneficiaries shall:
1. As part of the Conditional Use Permit for the CPF-l site, the applicant shall provide
a pedestrian connection across the center of the CPF-l site from Discovery Falls
Drive to the Village Eleven Pedestrian Paseo, to the satisfaction of the Director of
Planning and Building.
2. As part the Conditional Use Permit for the CPF-l site, the applicant shall provide a
public access space in the form of a plaza or square at the same focal point location
that the Town Square was originally located at the terminus of Birch, to the
satisfaction ofthe Director of Planning and Building.
Village SPA Plan:
3. Prior to approval of the Conditional Use Permit for the CPF-l site, correct
illustrations that are called 'figure' while others are called 'exhibits'. Use just one
term throughout the document. Make the following corrections: Fig IT.2.2-4 -
Village Core Concept Plan - Label the pedestrian link across the CPF site that
provides direct access from Birch Road to the Paseo in the vicinity of the school
entrance. Label the easement. Fig IT.2.3-19 - Trails Plan - Needs pedestrian link
across the CPF site in addition to the route through the Town Square Park. Fig
IT.2.5-1 - Parks Recreation, Open Space & Trails Plan. - Needs pedestrian link
across the CPF site in addition to the route through the Town Square Park. Fig
IT.2.5-3 - Town Square (P-4) Concept Plan -Call out the landmark tower and
performance areas, to the satisfaction of the Director of Planning and Building.
Village Design Plan:
4. Prior to approval of the Conditional Use Permit for the CPF-l site, make the
following corrections: IT.4.2-4-1 Parks & Trails Plan - Needs pedestrian access
across the CPF site in addition to the route through the Town Square Park. IT.4.2.4-2
- Town Square Concept - Call out the landmark tower and performance areas.
IT.4.2.8-1 Walls & Fencing Concept Plan - Show a break in the wall at the point
where the CPF site accesses the paseo and the school entrance. IT 4.3.2-1. Village
Core concept plan. - Highlight and label the pedestrian access across the CPF site to
the Paseo and the school. IT.4.3.2-3 Community Purpose Facility Concept Plan.
Highlight and label the pedestrian access across the CPF site to the Paseo and the
school entrance. IT.4.3.2-4 Elementary School Concept plan - This is no the current
school layout, to the satisfaction of the Director of Planning and Building.
Parks Recreation. Open Space & Trails Plan:
5. Prior to approval of the Conditional Use Permit for the CPF-l site, make the
following corrections: Fig 2-1 Parks Recreation, Open Space & Trails Plan - Show
pedestrian access the CPF site to the Paseo and the school. Fig 2-3 Town Square
Concept - Call out the landmark tower and performance areas, to the satisfaction of
the Director of Planning and Building.
Village Core Master Precise Plan:
6. Prior to approval of the Conditional Use Permit for the CPF-l site, make the
following corrections: Exhibit 1 - The Town Square Park is labeled P-2. In the rest
of the document it is P-4. Resolve. Exhibit 2 - Highlight and label the pedestrian
access across the CPF site to the Paseo and the school. Exhibit 3 - Add additional
arrows indicating interior pedestrian connections across the CPF site to the paseo and
school entrance. Exhibit 4 - Add additional arrows indicating interior pedestrian
access across the CPF site to the paseo and school entrance. Page 17 - Take out text
- 'Vehicular access around square.' Design Review Checklist - 4th Bullet point of
mandatory site Plan Elements - Add bullet point 5 on church site, to the satisfaction
of the Director of Planning and Building.
Engineering:
7. Prior to approval of the Conditional Use Permit for the CPF-l site, all relevant SPA
drawings seem to be updated with the exception of some conceptual driveways that
do not reflect existing driveways; however, provide updated information on the
follow drawings: Figures 112.2-4 & II.4.3.2-1 - Show the new School Plan (Just
insert the whole Exhibit 28 into the figure, not only the Church and the Town
Square. Combine R-24 and R-25 (mainly driveways and density). Exhibit 2 (Village
Core Master Precise Plan) - Revise adjacent neighborhoods, R-24/25, R-18, R-9 and
the school. Exhibits 4 & 5 - Show correct (existing) Pedestrian access points and
Driveways. Town Square, CPF Sites (DR Checklists) - Widen the sidewalk for the
Village Pathway within the Windingwalk Street Right of Way between the Town
Square and the Paseo, to the satisfaction of the Director of Planning and Building.
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. 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
Ann Moore
City Attorney
Jim Sandoval
Planning and Building Director
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Chula
Vista, California, this 11 th day of December 2007, by the following vote:
AYES: Council members:
NAYS: Council members:
ABSENT: Council members:
ABSTAIN: Council members:
Cheryl Cox, Mayor
ATTEST:
Susan Bigelow, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. was duly passed, approved, and adopted by the City Council at a
regular meeting ofthe Chula Vista City Council held on the 11 th day of December 2007.
Executed this 11th day of December 2007.
Susan Bigelow, City Clerk
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RESOLUTION NO.
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 of Chula 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-2) 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 ofEastlake Parkway and south of Olympic Parkway; 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
(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 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,
Resolution
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 approval of the Project and said
hearing was thereafter closed; and
WHEREAS, a public hearing was scheduled before the City Council of the City of
Chula 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:
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 ofthe 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
The City Council hereby approves the resolution approving 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
Resolution
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
relocates the town square away from the center of the Community Purpose
Facility (CPF-l) site to the northeast corner of Discovery Falls Drive and
Windingwalk Street, but it is expected that the CPF-l site will fulfill the
mandatory site plan element of a public access space at the center of the site.
2. Circulation
The Revised Tentative Map relocates the pedestrian easement away from the
center and to the northern boundary of the CPF-l site, but it is expected that the
CPF-l site will fulfill the pedestrian connection mandatory site plan element of a
pedestrian pathway connection from Discovery Falls Drive through the center of
the CPF-l site and to the Village Eleven Paseo.
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 will still provide the I-acre (P-4) park site at the 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. 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.
6. Seismic Safety
Resolution
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 Highway
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 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.
In addition, 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:
Resolution
General:
1. The relocated pedestrian easement shown on this tentative map cannot be relocated
unless the Village 11 SPA Plan is amended allowing for the proposed reconfiguration
of the CPF-l site.
2. A parcel map will be required rearrange the parcels, vacate IOD's and to dedicate
new easements.
3. Show & label all open space lots with the area along Eastlake Parkway within the R-
18, R-19, R-24, R-25 & MU-1.
4. No visible obstructions (slopes, trees, shrubs, walls, etc.) greater than 3.5 feet
measured from street grade, shall be placed within sight visibility lines on all corner
lots.
5. All proposed sidewalks, pedestrian ramps, and handicapped parking shall be designed
to meet ADA standards.
6. Sight visibility lines, per City of Chula Vista Municipal Code, will be required on all
plan submittals (grading, improvement, and final maps).
Roads / Access:
7. The project's entryway should line up with existing entryway for (R-24/25) along
Discovery Falls Drive.
8. Show existing pedestrian access easements granted to the City (per Map No. 14780
and per Doc. No. 2005-1108997) and to the Windingwalk Master Association (per
Doc. No. 2003-144530) on the map. These easements must to be vacated in order for
this project to proceed as shown.
Drainage:
9. Submit drainage study for proposed CFP-l and P-2 storm drains showing connections
to existing storm drain facilities.
10. Eliminate cross gutters at entry roads by providing inlets.
Grading:
11. Show existing graded contours on tentative map, not the original pre graded
condition. Show how much grading the developer is proposing.
12. An updated Water Quality Technical Report will be required with the submittal of
grading/improvement plans.
13. Developer shall use Best Management Practices to the maximum extent practicable
during site design to reduce as much as possible the amount of runoff leaving the site
and entering the storm drain facilities.
Resolution
14. Immediate coordination with BSO and their Engineer, Hunsaker and Associates, is
needed for the design of the connection between any proposed building structures on
the CPF-l site, which is already being graded as part of a construction change to the
Phase 2 grading plan.
Sewer:
15. Submit revised master sewer study with all proposed changes included. Provide any
proposed sewer connections in both Discovery Falls Drive and Windingwalk Street.
Storm Water Management:
16. The City will not be responsible for maintaining any private laterals. If it is necessary
to construct an 8" main within the site it will be public, it must be constructed to City
standards and a 20'sewer easement must be granted to the City ofChula Vista.
17. Development of the Otay Ranch Village 11 shall comply with all applicable
regulations established by the United States Environmental Protection Agency
(USEP A) 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 (NO!) 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.
18. Development of the Otay Ranch Village 11 is subject to the requirements of Section
F.1.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.
19. 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.
20. A hydrology study is required to demonstrate that the post-development flow rate for
a given design storm does not exceed the pre-development flow rate at the outlet of
the subdivision.
Resolution
21. A geotechnicaVsoils study is required with the tentative map submittal. Such study
shall address erosion potential of the site, and recommend erosion and sediment
control measures for construction and post-construction phases ofthe project.
22. Show the limits of all private and public drainage facilities, and show any drainage
easements.
23. All drainage access points shall be designed to be accessible by all maintenance
vehicles.
24. The applicant shall provide evidence that the downstream drainage facilities have
capacity to handle flows from the proposed development.
Overall:
25. School Site (S-2) still needs to be mapped to provide Open Space lots along Eastlake
and Hunte Parkways.
26. Developer to correct erosion in natural drainage channel south of Hunte Parkway.
27. Developer to install traffic calming measures where needed within Village Eleven.
28. All walls and view fences must be maintained by CFD and/or HOA.
29. Use Chula Vista Construction Standard CVCS-2 for cross-gutters, Waiver # 3.
30. ADA Standards must be met in all cases. The City Engineer may allow super-
elevations on streets with curb return grades that do not otherwise meet ADA
standards.
31. Please provide a timeline showing all previous Tentative Map approvals, revision and
extensions and the length of each extension.
32. The proposed relocated pedestrian easement along the northern boundary of the CPF
site shall be of equal width to the previously recorded 20-ft. easement across the CPF
site at the central location, to the satisfaction ofthe Planning and Building Director.
33. To justify the relocation of the easement through the center of the CPF site, the
developer of the CPF-l shall be required to provide, to the satisfaction of the City
Engineer, a pedestrian connection, which shall be open to the public at all times, with
certain limited exceptions, across the center of the CPF site from the village pathway
on Discovery Falls Drive to the Village 11 Pedestrian Paseo at the same location of
the previously recorded 20-ft. easement. This requirement will also be condition of
the Conditional Use Permit for the CPF site and shall be fulfilled to the satisfaction of
the Planning and Building Director.
Resolution
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. 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
Ann Y. Moore
City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula
Vista, California, this 11 th day of December 2007, by the following vote:
AYES: Council members:
NAYS: Council members:
ABSENT: Council members:
ABSTAIN: Council members:
Cheryl Cox, Mayor
ATTEST:
Susan Bigelow, City Clerk
Resolution
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the
foregoing Resolution No. was duly passed, approved, and adopted by the City
Council at a regular meeting of the Chula Vista City Council held on the 11 th day of
December 2007.
Executed this 11 th day of December 2007.
Susan Bigelow, City Clerk
J :\PLANNING\HAROLD\RESOLUTlONS\PCS-07-02_ V-II_REvISED _ TM_ CCREso _DM.DOC
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B
ADDENDUM
TO THE
FINAL SECOND TIER ENVIRONMENTAL IMPACT REPORT
FOR THE
OT A Y RANCH GENERAL DEVELOPMENT PLAN (GDP) AMENDMENTS/
VILLAGE ELEVEN SECTIONAL PLANNING AREA (SPA) PLAN AND TENT A TIVE MAP
EIR-OI-02
SCH #2001031120
PROJECT NAME:
Otay Ranch Village Eleven SPA and Tentative Map
Amendment
Southwest Comer of Windingwalk Street and Birch Road
Brookfield Shea LLC
PCS-07-02, Revised Tentative Map
PCS-07-05, SPA Amendment
September 19, 2007
PROJECT LOCATION:
PROJECT APPLICANT:
CASE NO:
DATE:
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, g21 000 et seq.), the City of Chula 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 13,2001.
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-l 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
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 of the following:
(1) 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 01-02
2
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, ~15163, 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, ~~15162, 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, ~ 15164.
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, ~15164, subd. (e).) The addendum need
not be circulated for. public review but may simply be attached to the Final EIR. (Ibid.; CEQA
Guidelines, ~ 15164, 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 EIR.
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
3
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-l) 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-l 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-l 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-l 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
4
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 11 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
/
~
d
REVISED TENTATIVE MAP (qV.T. 01-11 C)
OT A Y RANCH - VILLAGE 11
WINDINGWALK
CITY OF CHULA VISTA, CALlFOINIA
VICINITY MAP
KEY MAP
SCALC. ," .. 300"
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CITY Of
ENVIRONMENTAL CHECKLIST FORM 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
.
1
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 FarrnJand, or
Fannland of Statewide Importance (FarrnJand), as
shown on the maps prepared pw-suant 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-l 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
.
2
Issues:
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
regIOn IS non-attainment under an applicable
federal or state ambient aIr quality standard
(including releasing enussIOns, which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
Comments:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
o
.
Less Than
Significant
Impact
No
Impact
o
o
o
o
o
.
o
o
o
.
o
o
o
.
The FEIR detennined 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-I 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-tenn 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?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
3
o
o
o
.
o
o
o
.
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
.
.
.
.
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 9 15064.5?
o
4
o
o
.
Issues:
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to State CEQA Guidelines ~ 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 of fonnal cemeteries?
Comments:
Potentially
Significant
Impact
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
Less Than
Significant
Impact .
o
o
o
No
Impact
.
.
.
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:
1.
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?
11.
Strong seismic ground shaking?
111.
Seismic-related
liquefaction?
including
ground
failure,
o
o
o
5
o
o
o
o
o
o
.
.
.
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
IV. Landslides? 0 0 0 .
b) Result in substantial soil erosion or the loss of 0 0 0 .
topsoil?
c) Be located on a geologic unit or soil that is 0 0 0 .
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) Be located on expansive soil, creating substantial 0 0 0 .
risks to life or property?
e) Have soils incapable of adequately supporting the 0 0 0 .
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
Comments:
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
environment through the routine transport, use, or
disposal of hazardous materials?
o
o
o
.
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?
o
o
o
.
6
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
hazardous materials sites compiled pursuant to
Government Code section 65962.5 and, as a
result, would it create a significant hazard 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
o
.
f)
For a project within the VICInIty of a private
airstrip, 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
.
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
o
.
Comments:
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 5.14-1 of the FEIR would ensure that no significant hazardous impact would result
from the proposed SPA amendment to swap the locations of the CPF-1 and P-4 (Town Square) sites.
7
Issues:
vm. 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 impact on groundwater quality?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
No
Impact
Less Than
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 lOO-year flood hazard area which
would impede or redirect flood flows?
e) Expose people or structures to a significant risk of 0 0 0 .
loss, injury or death involving flooding, including
8
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 detenninations 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?
9
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 detennined 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 .
In excess of standards established m 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 pennanent increase in ambient noise 0 0 0 .
levels in the project vicinity above levels existing
10
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 in 0 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 0 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?
o
o
o
.
Comments:
The FEIR detennined 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 detenninations 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)?
o
o
o
.
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
o
o
o
.
c) Displace substantial numbers of people,
o
o
o
.
11
Issues:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
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 perfonnance 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
.
12
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
o
Less Than
Significant
With
Mitigation
Incorporated
o
Less Than
Significant
Impact
o
No
Impact
.
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
FErR.. 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 patterns, 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)?
13
o
o
o
o
o
o
o
o
o
o
o
o
.
.
.
.
Less Than
PotentiaIly 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-I 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 weB 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 of
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
.
14
Issues:
d) Have sufficient water supplies available to serve the
project rrom existing entitlements and resources, or
are new or expanded entitlements needed?
e) Result in a detennination 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?
f) Be served by a landfill with sufficient pennitted
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 alterations 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 infTastructure 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.
15
o
o
o
.
Less Than
Potentially Significant Less Than No
Issues: Significant With Significant Impact
Impact Mitigation Impact
Incorporated
B) Police 0 0 0 .
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 FEIR 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 Emergency Medical
o
o
o
.
Emergency response: Properly equipped and staffed fITe
and medical units shall respond to calls throughout the City
within 7 minutes in 80% of the cases (measured annually).
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
16
J
Issues:
Village Eleven SPA Plan and the Otay 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 1l1reshold 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 ofI-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-l 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 1l1reshold Standard for Parks and Recreation is 3
acres of neighborhood and community parkland with
appropriate facilities/l,OOO population east of 1-805.
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
servIces.
F) Drainage
17
Potentially
Significant
Impact
o
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
o
Less Than
Significant
Impact
No
Impact
o
.
o
.
o
.
Issues:
The Threshold Standards require that stonn water flows
and volumes not exceed City Engineering Standards.
Individual projects will provide necessary improvements
consistent with the Drainage Master Plan(s) 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 Plan(s) and City Engineering
Standards.
Comments:
The proposed SPA amendment is not anticipated to cause
changes in projected sewage flows and volwnes. The
location changes for CPF-I 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 dwing 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 pennit issuance.
18
Potentially
Significant
Impact
o
o
Less Than
Significant
With
Mitigation
Incorporated
o
o
Less Than
Significant
Impact
No
Impact
o
.
o
.
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.
19
Issues:
XVIII. MANDA TORY 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
I ncorpora ted
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-l 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..
20
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 (IS-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
21
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.
0 Land Use and Planning 0 Transportati onff raffi c 0 Public Services
0 Population and Housing 0 Biological Resources 0 Utilities and Service Systems
0 Geology/Soils 0 Energy and Mineral 0 Aesthetics
Resources
0 Agricultural Resources
0 Hydrology/Water 0 Hazards and Hazardous o Cultural Resources
Materials
0 Air Quality o Noise o Recreation
0 Paleontological o Mandatory Findings of Significance
Resources
22
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: 1) 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 EIR or Negative
Declaration, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
:l,?f r
23
o
o
o
o
o
r-
..'
.
.
.
'.,
~(~
-.-
~-- ---
~~-<C'"~
Planning & Building Department
Planning Division I Development Processing
my OF
CHULA VISTA
APPLICATION . DEVELOPMENT PROCESSING . TYPE B
Part 1
Type of Review Requested
D General Plan Amendment
D General Development Plan 0 New (or) 0 Amendment
!2( SPNSpecific Plan D New (or) []?Amendment
D Zone Change
[8J Tentative Subdivision Mar:{ Atv-........2-IV\e.,rvf- )
D Annexation
D Other.
Application Information
Applicant Name: Brookfield Shea LLC
Applic~nt 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.) [8J 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: [gJ Applicant D Agent D Email address of primary contact: mmurray@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-2 Only)
General Description of Proposed Project: Revised TM to allow the relocation of the P-2 Park Site to the southwest
corner of Windinqwalk Street and Discoverv 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 Windinqwalk Street and south of Exploration Falls Drive
Assessor's Parcel #: 643-610-22.24 Total Acreage: 6.5 Redevelopment Area (if applicable): n/a
General Plan Designation: MU (per Otav GDP) Zone Designation: PC (ZoninQ District=P and CPF)
Planned Community (if applicable): Otav Ranch Villaqe 11
Current Land Use: Vacant Within Montgomery Specific Plan? DYes [8J No
General Plan Amendment
Proposed Land Use Designation: n/a
Justification for General Plan change: n/a
276 Fourth Avenue I Chula Vista I California I 91910 I (619) 691-5101
~~I?-
-.-
r~~~~
0lY OF
CHULA VISTA
Planning & Building Department
Planning Division I Development Processing
APPLICATION . DEVELOPMENT PROCESSING . TYPE B
Part 1
Type of Review Requested
o General Plan Amendment
o General Development Plan D New (or) D Amendment
1'0'" SPA/Specific Plan 0 New (or) [B""Amendment
o Zone Change
[:gI Tentative Subdivision Ma~ AM~JV\"'-I\..f-)
o Annexation
o Other.
Application Information
Applicant Name: Brookfield 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.) ~ Own D Lease D In escrow D Option to purchase
Engineer/Agent: Hunsaker & Associates Address: 10179 Huennekens S1. SO CA 92121
Contact: Marvbeth Murray Phone: 858-558-4500
Primary contact is: ~ Applicant D Agent D Email address of primary contact: mmurraY@hunsakersd
General Project Description (all types)
Project Name: Otay Ranch Viii 11 Ph 3 Rev TM (CPF-1) Proposed Use: Park. CPF Site (CPF-1 P-2 Only)
General Description of Proposed Project: Revised TM to allow the relocation of the P-2 Park Site to the southwest
corner of Windinqwalk Street and Discoverv 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 Windinqwalk 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 Otay GDP) Zone Designation: PC (Zoninq District=P and CPF)
Planned Community (if applicable): Otay Ranch Villaqe 11
Current Land Use: Vacant Within Montgomery Specific Plan? 0 Yes ~ No
General Plan Amendment
Proposed Land Use Designation: n/a
Justification for General Plan change: n/a
276 Fourth Avenue I Chula Vista I California I 91910 I (619) 691-5101
~ {ft..
-.-
r~ ~__
........~~=
-- - -~
APPLICATION . DEVELOPMENT PROCESSING . TYPE B
Part 2
0lY Of
CHUlA VISTA
General Development Plan
General Development Plan Name: Otay Ranch
Proposed land Uses I Total Acres:
Commercial /
Parks / 1.0
Community Purpose / 5.5
Public/Quasi /
Acres
Acres
Acres
Acres
Industrial /
Schools /
Circulation /
Open Space /
Acres
Acres
Acres
Acres
Residential/Range:
Single Family Detached /
Single Family Attached /
Duplexes /
Apartments /
Condominiums /
TOTALS /
to Units Acres
to Units Acres
to Units Acres
to Units Acres
to Units Acres
to Units Acres
Annexation
Prezoning: n/a
LAFCO Reference #: n/a
Tentative Subdivision Map
Subdivision Name:Otay Ranch
Minimum lot size: n/a
Number of units: n/a
CV Tract #: 01-11 (C)
Average lot size:n/a
Zone Change
o Rezoning
Proposed zoning: n/a
o Prezoning
o Setback
Authorization
Print applicant name: Marvbeth Murray \1'^-'-""c~\Le-v ':-I ~no, ~ c:~ 5
Applicant Signature:~ Date: 9-14-06
Print owner name"': Ron Gruno~
Owner Signature~ /' . ---~---- Date: 9-14-06
* Proof of ownership may be r~ er of consent may be provided in lieu of signature.
r
27f}f;; venue I Chula Vista I California I 91910 I (619) 691-5101
OTA Y RANCH VILLAGE 11 SPA AMENDMENT DESCRIPTION & JUSTIFICATION
September 14, 2006
AMENDMENT 1
Reconfii!lIration 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-Iocating 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.
Pae:e 1 of 4
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 pas eo
· Pedestrian connections across Discovery Falls Drive
Village Core Promenade streetscapes
The Core Master Precise Plan also requires an architectural focal point near the corner 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, Central Village Core Concept Plan.
Page 2 of 4
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WINDINGWALK MASTER ASSOCIATION
2420 Evening Star Street, Chula Vista, CA 91915 Phone 619-397-4324 Fax 619-397-6826
.
June 25, 2007
Harold Phelps, AICP
City ofChula Vista
276 Fourth Ave.
Chula Vista, CA 9 I 91 0
Re: Otay Ranch Village II, P-2 Site Relocation
Dear Mr. Phelps,
I am writing you on behalf of the Board of Directors for the Windingwalk Master
Association. It has come to the Board's attention that the community developer,
Brookfield Sh~a Otay LLC, wishes to relocate the proposed Town Square known as P-2,
from its original proposed location on the CPF-I Lot, to another location on the same
master CPF-I Lot. The developer has provided the Board with a number of visual
references for review and consideration for this proposed change. These submissions
included; site map plans showing the proposed new location in reference to the originally
planned site, park conceptual drawings, perspective sketches and a number of other visual
reference sources.
Having reviewed these submissions, and after lengthy consideration and discussion with
representatives from the developer, the Board has concluded that with reference to the
relocation of the site, it may not only be beneficial in its relevance to the community; as it
provides some additional "separation" from the numerous other recreational facilities, but
in addition it is probable that the new location may otTer a more "relaxed" environment
than would have been available at the original location.
The Board has also been advised of the need to vacate the current easement and record a
new casement if the City of Chula Vista City Council approves the relocation of the P-2
Town Square. It is the Board's understanding that this procedure would be handled
entirely by the developer, Brookfield Shea Otay LLC, and be conducted at their sole cost
and expense. With this in mind,. the Board can find no objection to the proposed changes
as submitted and has offered its support and encouragement to all of the interested
parties.
As a final note, the Windingwalk Master Association is a growing community which
currently consists of 1,333 homes, housing approximately 2,700 local voters and
constituents along with another estimated 2,100 residents. As YOll are aware it is the
Board's duty and obligation to act on behalf of these owners and residents in matters of
the association, and as sllch we would greatly appreciate any consideration you may give
in providing your approval for these proposed changes so that Windingwalk may
continue its progress as one of, if not the, finest community in the South Bay area. We
are a community that is proud of our progress and diversity. Windingwalk is a
community based on strong family values and old-fashioned virtues. It is a community
filled with beautiful homes, lush neighborhood parks, a variety of private recreational
amenities and numerous shopping. conveniences. But perhaps most importantly, it's a
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community filled with people who take pride in where they put down roots. It is the
Board's opinion that the proposed changes being presented are not oIlly consistent with
the community theme, but moreover offer anQther positive aspect of diversity to the
outdoor lifestyle for residents of our community.
Thank you in advance for your consideration in this matter. Shou~d you have any
questions or require additional information, please do not hesitate to contact me, C/O The
Windingwalk Board of Directors, at the address provided in the letterhead.
Sincerely,
At the Direction of the Board of Directors
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Karl Mondt, CCAM
Conununity Manager
Windingwalk Master Association
Cc: Rick Rosaler, AICP - City ofChula Vista
Jim Hare, AICP - City of Chula Vista
Pastor Richard Schmidt - Concordia Lutheran Church
Terry Barker - Teresa Barker, AS LA Planning & Landscape Architecture
Adam Pevney - Brookfield Shea Otay LLC
Tony Mansur, AlA - Mansur Architectural Corporation
File
2178 Diamondback Court, #30
Chula Vista, California 91915
fD)[E(GfE~W~fR\
lnl SEP - 4 2007 lW
August 25, 2007
PLANNING
City of Chula Vista
A TTN: Planning and Building Department
276 Fourth Avenue
Chula Vista, CA 91910
Dear Planning and Building Department:
As a homeowner in the Saguaro and Windingwalk community, I am extremely disappointed that
the view from Birch Road may possibly be a church and not the Town Square, an envisioned
design-theme focal point of the community. I have enclosed a photocopy of the originally
planned view and the proposed view from Birch Road showing a remarkable difference in the
aesthetics of the view.
I was very exited about selecting this lot because of it's location across from the Town Square,
however, I feel betrayed and deceived that the sites of the Town Square and church may be
exchanged. Additionally, my lot is also considered a premium lot for which I paid an additional
$9,000.00 because of its location across from the Town Square. The church site was planned
at the southeast corner of the site.
I was also not informed as a homeowner in the Saguaro and Windingwalk community of a Town
Hall or similar venue about the proposed change. I feel very mislead and deceived that this
possible change was not disclosed to me as a homeowner, especially because I paid an .
additional $9,000.00 for this lot.
As a resident of this community, I think it's imperative that a Town Hall is held for the
Windingwalk homeowners, at a minimum the Saguaro and Agave homeowners, to have voting
rights regarding this proposed site exchange.
I much prefer the Town Square be the visual focal point from Birch Road, but if the church is
built on that site, I feel it the City of Chula Vista's responsibility to reimburse the $9,000.00
premium lot fee to me because this will no longer be considered a premium lot.
I look forward to hearing from a representative in the Planning and Building Department.
Sincerely,
~
Holly M.Z"el
Unit #30
Enclosure: 1
~i0JJ or
. low(\ S
O~'8 i(1al 'J plannEd view ~om (3'ach f?ood:
Multi-Family
Residential
Mixed Use
Commercial
Focal Accent trees at Corners
Community
Purpose
Facility
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2178 Diamondback Court, #29
Chula Vista, Ca 91915
/B)fE~fE~W~rnI
lIll S EP - 4 2007 ll!J
August 28, 2007
PLANNING
City ofChula Vista
Attention: Planning and Building Department
276 Fourth Ave.
Chula Vista, Ca 91910
Dear Planning and Building Department:
We are homeowners at Saguaro in the Windingwalk community. We are very disappointed that
the view from Birch Road may possibly be a church and not the Town Square, an envisioned
design-theme focal point of the community. We have enclosed a photocopy of the originally
planned view and the proposed view from Birch Road showing a remarkable difference in the
aesthetics of the view.
We selected this particular lot because of its location across from the Town Square, however, we
feel betrayed and deceived that the sites of the Town Square and church may be switched.
Additionally, our lot is also considered a premium lot for which we paid an additional $9,000.00
because of its location across from the Town Square. The church site was planned at the
southeast corner of the site.
We were not informed as homeowners in the Saguaro and Windingwalk community of a Town
Hall meeting of similar venue about the proposed change. We feel very mislead and deceived
that this possible change was not disclosed to us as homeowners, especially because we paid an
additional $9,000.00 for this lot.
As residents of this community, we think it is imperative that a Town Hall meeting is held for the
Windingwalk homeowners, at a minimum the Saguaro and Agave homeowners, to have voting
rights regarding this proposed site exchange.
We much prefer the Town Square be the visual focal point from Birch Road, but if the church is
built on that site, we feel it the City ofChula Vista's responsibility to reimburse the $9,000.00
premium lot fee to us because this will no longer be considered a premium lot.
We look forward to hearing from a representative in the Planning and Building Department.
Sin:;~...h, ~~
! L. and Brenda K. Sande,.,
Unit 29
Enclosure
O~i~ i(lal y Planned view -tkom (3/iQch ;200<1:
Vi0JJ ot
. lo\}l~ s
Focal Accent trees at Comers
Multi-Family
Residential
..__.a..
Community
Purpose
Faclnty
Mixed Use
Commercial
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feopo$ed v,'etJ.j morn Gach ~ad'
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L u. ther<n Ch ufich,
September 3, 2007
(5) rg ~ fE n 'Iff IE 1m
Ifll SEP - 7 2007 ~
2178 Diamondback Court, #28
Chula Vista, California 91915
PLANNING
City of Chula Vista
A TIN: Planning and Building Department
276 Fourth Avenue
Chula Vista, CA 91910
Dear Planning and Building Department:
As a homeowner in the Saguaro and Windingwalk community, I am extremely disappointed that
the view from Birch Road may possibly be a church and not the Town Square, an envisioned
design-theme focal point of the community. I have enclosed a photocopy of the originally
planned view and the proposed view from Birch Road showing a remarkable difference in the
aesthetics of the view.
I was very exited about selecting this lot because of it's location across from the Town Square,
however, I feel betrayed and deceived that the sites of the Town Square and church may be
exchanged. Additionally, my lot is also considered a premium lot for which I paid an additional
$9,000.00 because of its location across from the Town Square. The church site was planned
at the southeast comer of the site.
I was also not informed as a homeowner in the Saguaro and Windingwalk community of a Town
Hall or similar venue about the proposed change. I feel very mislead and deceived that this
possible change was not disclosed to me as a homeowner. especially because I paid an
additional $9,000.00 for this lot.
As a resident of this community, I think it's imperative that a Town Hall is held for the
Windingwalk homeowners, at a minimum the Saguaro and Agave homeowners, to have voting
rights regarding this proposed site exchange.
I much prefer the Town Square be the visual focal point from Birch Road. but if the church is
built on that site. I feel it is the City of Chula Vista's responsibility to reimburse the $9,000.00
premium lot fee to me because it will no longer be considered a premium lot.
I look forward to hearing from a representative in the Planning and Building Department.
Sincerely,
~7
Arlo Stuessy
Unit #28
Enclosure: 1
O~i81(1QI~ Planned View ikom G'ad, Rood:
Vi0J) or
. lo\p(\ S
Focal Accent trees at Corners
Multi-Family
Residential
----..
Community
Purpose
Facility
Mixed Use
Commercial
~
ib chua.c.h $/ k
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--
. fRo posed v"et;.J fkDYhr0IR.Ch ~ad:
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<13ir<cft I?oo-d
V(&-J 0 f-
L (). theRI1 Ch lLYich.
PLANNING COMMISSION AGENDA STATEMENT
Item: L.
Meeting Date: 11/14/07
ITEM TITLE:
Public Hearing: Conditional Use Permit (PCC-07-064) for the development
of the Concordia Lutheran Church Private Elementary/Middle School and
Pre-School in the Village ofWindingwalk (Village 11), located at the easterly
terminus of Birch Road and Discovery Falls Drive.
The proposed project consists of a church with a 225-student kindergarten through eighth grade
school and a 192-student pre-school. The proposed site will consist of four buildings: a 19,200-
square foot two-story classroom/fellowship hall; a 12,600-square foot single-story pre-school
classroom building; a 15,100-square foot multi-purpose gymnasium; and a 13,900-square foot
church sanctuary building with a seating capacity of 600 seats. A total of 40 full-time employees will
be situated on a project site plan that provides 224 parking spaces.
The Environmental Review Coordinator has reviewed the proposed project for compliance with the
California Environmental Quality Act and has determined that the proposed project was adequately
covered in previously adopted Final Second Tier EIR (EIR-OI-02) for the Otay Ranch General Plan
AmendmentsNillage 11 Sectional Planning Area Plan and Tentative Map, and the Addendum to
EIR -01-02 approved September 19, 2007. Thus, no further environmental review or documentation
IS necessary.
BOARDS/COMMISSIONS RECOMMENDATION: The Design Review Committee (DRC)
preliminarily reviewed the design of the project at their November 5, 2007 meeting and provided
some suggestions for minor revisions to the architecture and certain site plan features further
discussed below. The DRC will hold a formal public hearing at a later date to evaluate the expected
revisions after the CUP is approved.
RECOMMENDATION: That the Planning Commission approve Resolution PCC-07-064
including the required findings for approval and subject to the conditions contained therein.
BACKGROUND:
On October 2, 2006, Brookfield Shea Otay (BSO), the developer of Otay Ranch Windingwalk
Village 11, submitted a Sectional Planning Area (SPA) Plan and Master Precise Plan (MPP)
Amendment and Revised Tentative Map application. The amendments and revisions propose to
relocate the Village 11 Town Square from the easterly terminus of Birch Road to the northeast comer
of Discovery Falls Drive and Windingwalk Street. The proposal also includes the relocation ofthe
pedestrian easement from the easterly terminus of Birch Road to the northern property boundary of
the proposed Community Purpose Facility (CPF) site. However, consistent with the policy discussed
and agreed to by BSO prior to receipt by the City of the applications, a Conditional Use Permit
(CUP) application by the proposed user of the CPF-l site was still needed for submittal prior to
further review for entitlements.
Page 2, Item:
Meeting Date: 11/14/07
Concordia Lutheran Church and School submitted the Conditional Use Permit (CUP) application on
April 1 0, 2007. In an effort to relocate to a site that is perhaps more central to their current and future
membership base within the South Bay region, this eleemosynary religious and educational facility is
currently located in Western Chula Vista, at 267 East Oxford Street near Melrose Street.
After the first review of the CUP application, staff met with BSO and the Lutheran Church to assess
their needs and the ability to provide and maintain an appropriate combination of public access
space, paseo access, village green and architectural backdrop, all mandatory design element of the
Village 11 SPA Plan and Village Core Master Precise Plan (MPP). Several site plan iterations were
sketched and general agreement was reached on possible redesigns and reconfiguration ofthe CPF
and Town Square project sites.
On June 15, 2007 an assessment letter was sent to Concordia Lutheran Church requesting that they
retain certain mandatory site planning elements on the CPF site. These are elements that must be
provided in some form in order to allow for the SPA Amendment and Revised Tentative Map
modifications to the CPF and Town Square planning areas to be made in compliance with the
Village Core MPP and Village 11 SPA Plan.
Specifically:
(1) That the proposed central plaza be provided as a usable public access space and be
maintained as an open space focal point location, in order to justify the relocation of the
Town Square to the northeast corner of Discovery Falls Drive and Windingwalk Street as a
corner park, and
(2) That a pedestrian path through the central plaza be provided and maintained as the most
direct pedestrian circulation route to the village paseo, in order to justify the relocation of
the pedestrian easement to the northern property line boundary of the CPF site, adjacent to
the Private Recreational Facility (P RF) site.
On July 27, 2007, a revised site plan was submitted incorporating the modifications needed to
address the mandatory public access space and pedestrian connection through the site; 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 try and match the 120-ft. Birch Road
right-of-way width and further encourage public access, and the pedestrian connection was revised to
shown a more clear pedestrian path around the SanctuarylW orship Building which could encourage
pedestrians to access the Village Paseo through the center of the site.
The Design Review Committee (DRC) preliminarily reviewed the project on November 5, 2007. At
the meeting, the DRC suggested that certain site plan and architectural features be enhanced. The
applicant agreed to further articulate the central plaza with more landscaping and seating. In
addition, improve the visual connection to the Village Paseo with a more landscape features as well
as pavement enhancements. In addition, the applicant agreed to further articulate the Irving Gill
architecture, specifically in color, material and design ofthe roof and arcade elements.
Page 3, Item:
Meeting Date: 11/14/07
DISCUSSION:
Site Characteristics
The project site consists of a vacant 5.51-acre area parcel located at the easterly terminus of Birch
Road in the village core ofWindingwalk (Village 11). Birch Road terminates into the site coming
from the west, where it T's into Discovery Falls Drive to the east. The project site can be viewed
from Eastlake Parkway and the Otay Ranch Town Center. The site has been rough graded and is
generally flat; however there is a significant slope to the south down to Windingwalk Street where
the relocated park and the church multi-purpose gymnasium are to be located.
A single vehicular access to the project site will be provided along Discovery Falls Drive near the
Private Recreational Facility (PRF) Swim Club site and south ofthe roundabout of Exploration Falls
Drive. The driveway is approximately 300-ft. to the north of the central plaza at the terminus of
Birch Road located, and is where the applicant proposes to relocate the 20-ft. pedestrian easement
that currently exists at the center of the site. The pedestrian easement, a mandatory site plan
connection to the Village Paseo, is proposed to be located at the terminus of the Village Paseo, which
runs north-south from Hunte Parkway to the PRF site.
General Plan. Zoning and Land Use
The General Plan and Otay Ranch General Development Plan describe Village Eleven as a typical
residential village including single-family, multi-family and mixed-uses. The village core provides
all of these land uses, with multi-family and commercial mixed-uses across the street from the
Community Purpose Facility (CPF-l) site. The CPF-l site is the focal point site at the center ofthe
village core in Village Eleven.
The subject property is zoned Planned Community (PC) within the Village Eleven SPA Plan Planned
Community (PC) District Regulations, and the PC District land use designation is CPF-l
(Community Purpose Facility). The church, pre-school and Elementary/middle School are listed as
Community Purpose Facility (CPF) land uses in the PC District Regulations, and the zoning for the
subject property is CPF. All of the CPF permitted uses are conditionally permitted and subject to a
Design Review approval by the Design Review Committee and a Conditional Use Permit approval
by the Planning Commission.
The current surrounding land use designations and land uses are:
North:
South:
East:
West:
Private Recreational Facility (PRF), Pool Clubhouse and Rose Garden
Proposed Corner Park (P-2), relocated Town Square
Chula Vista Elementary School District Site (S-I)
Birch Road Terminus, Live-Work Storefront Commercial (MU-l - "The
Marketplace") and Three Multi-Family Neighborhoods (Combined R-24 and
R-25 - "Saguaro," "Agave" and "Aristata").
Page 4, Item:
Meeting Date: 11/14/07
Proposal
The proposal is for a 13,900-sq. ft. church sanctuary building with a seating capacity of600 seats to
be located directly behind a central plaza, which will serve as the architectural and landmark focal
point of the CPF site at the terminus of Birch Road. The project also includes a 225-student K - 8
Elementary/middle School and 192-student pre-school. Dual school and church buildings consist of
a 19,200-sq. ft. two-story classroom/fellowship hall to the right ofthe central plaza, and a 12,600-sq.
ft. single story pre-school classroom building to the left of the central plaza. A 15,100-sq. ft. multi-
purpose gymnasium is proposed to be located in the southeast corner of the CPF site along
Windingwalk Street, east ofthe relocated Town Square (P-2) located at the corner of Discovery Falls
Drive and Windingwalk Street.
A 224-space parking lot is primarily located in the northeast quadrant of the site, and the parking
field essentially fills out the remainder ofthe site behind the pre-school building, the worship center
and the gymnasium building adjacent to the Village Paseo and the Chula Vista Elementary School
District Site (S-I).
A parking analysis has been prepared as part of a traffic study report. The traffic report concludes
that the 224-space parking lot will exceed the needs ofthe project site for a Church, Pre-School and
Elementary/Middle School. The traffic study as well as the operational profile reflects that as long as
there won't be an overlap of more than two uses, or simultaneous full-capacity use of all buildings,
the maximum parking demand will be for 171 parking spaces.
ANALYSIS:
Site Plan:
The site layout is similar to the conceptual illustrations provided in the original Village 11 SPA Plan
Village Design Plan and Village Core Master Precise Plan, where community purpose buildings
were shown surrounding a town square park instead of a central plaza.
The church school campus, consisting of four buildings totaling 60,800-sq. ft. of gross floor area,
arranges itself away from Windingwalk Street by relocating the Town Square to the corner. While
the multi-purpose gymnasium is visible from Windingwalk, there is no pedestrian access to the site
along Windingwalk Street except from the Village Paseo.
The down slope ofthe CPF site is taken up entirely along Windingwalk Way and on the north and
east sides of the Town Square corner park. By relocating the Town Square to the corner, the
applicant is able eliminate any slope impacts on the site from any ofthe open spaces relationships in
between the four campus buildings.
There are no specific design standards established by the Village 11 SPA Plan Planned Community
(PC) District Regulations or the Zoning Code for outdoor playground areas for pre-schools or private
elementary schools. The site plan shows a playground on the north side ofthe pre-school building
Page 5, Item:
Meeting Date: 11/14/07
that the applicant claims is of a required size and dimension imposed by state regulations. There is
also a small grass area between the gymnasium and the Village Paseo that could be used by
Elementary/middle school students.
Specific building height and setback zoning standards are specified for the CPF site in the Planned
Community (PC) District Regulations, but may be modified by the Design Review and Conditional
Use Permit reviews. All buildings meet the 35-ft. height and 15-ft. setback recommended without
requesting any deviation. The sanctuary building would have a steeple element that reaches 45-ft. in
height, which is allowed as an architectural feature. The two-story classroom building/fellowship
hall and the multi-purpose gymnasium are 35-ft. tall. The one-story pre-school building is 22-ft.
height. The tower elements on each side of the central plaza are 35-ft. and 28-ft. tall respectively.
Architecture:
The Village 11 SPA Village Design Plan and the Master Precise Plan guidelines state that the Irving
Gill architectural theme should influence the architecture ofthe buildings, utilizing simple massing,
strong window rhythms and patterns, arched entry portals and low slung hip roofs. In addition,
buildings should incorporate massing oflarger buildings and shall incorporate vertical elements such
as towers. The building materials used should include colors, forms and textures including stone in
conformance with the Windingwalk Village and Otay Ranch theme.
It appears that the conceptual plans and elevations are striving to meet the mandatory site plan
elements, which require architectural focal point and landmark features such as the proposed raised
box arched canopy tower features on the corners of the pre-school and fellowship hall buildings. The
worship center building itself proposes a focal point landmark steeple or tower feature. The
architecture of the buildings is somewhat masked by the arched arcade elements.
As noted above, the Design Review Committee provided a preliminary Design Review on November
5th, but a Design Review application has not yet been submitted. Per the preliminary Design Review
comments ofthe Conditional Use Permit plans (attached), the colors and materials, such as stone, to
be utilized on the buildings or arcade elements will determined when the DRC application is made.
The applicant has agreed to meet or exceed the mandatory site plan elements and provide exceptional
architectural design for their buildings if the Conditional Use Permit and the SPA Amendment and
Revised Tentative Map is approved that would allow for the relocation of the Town Square.
Landscaping:
A conceptual landscape plan will also be provided as part of the Design Review application to be
submitted. The landscape plan will provide details showing that there is a minimum 10 percent
landscape coverage within the 224 -parking space parking area and the overall minimum 15 percent
landscaping for the entire site.
Page 6, Item:
Meeting Date: 11/14/07
Parking:
According to the Village 11 Sectional Planning Area (SPA) Plan Planned Community (PC) District
Regulations, the parking requirements Community Purpose Facility uses can be modified subject to
the Design Review Committee approval of the site plan.
The parking analysis that was provided as part of the traffic study report concluded that the
maximum demand for parking on the site would be 171 spaces. In addition, based on the hours of
operation analysis below, the 224-space parking lot will exceed the needs of the project site, since
the operational profile reflects that there will not be any overlap of more than two uses, or
simultaneous full-capacity use of all buildings.
Of note, considering the parking standards in the Village 11 SPA Plan, the Church would need one
space for every 3.5 seats in the Sanctuary. For the Elementary/Middle School, one parking space for
every employee, plus five spaces. For the Pre-School, one space for every staff member plus one
space for every 5 children. The Church Sanctuary has a seating capacity for 600 patrons, demanding
171 spaces. The Elementary/Middle School with a staff of 18, plus 5 spaces for a total of23 spaces.
The Pre-School with a staff of 20, plus 38 for 192 students for a total of 58 parking spaces. So the
total parking needed ifthe Pre-school, Elementary/Middle School and Church operations occurred
simultaneously would be 252 spaces.
Hours of Operation
According to the project description, there are four major activity centers with following hours of
operation:
Fellowship
Hall!
K-8 School:
9am-
9pm
8am-
8pm
Wednesday
7pm-
m
6am-
7m
8am-
3 :30pm;
5pm-
10 m
6am-
m
Sanctuary:
Saturday
4pm-
12 m
Closed
Pre-School:
Gymnasium:
Special events such as holiday services, and rehearsals for and services for events such as weddings,
funerals, etc. are occasional and therefore do not need to be evaluated for weekly scheduling.
However, the applicant has included a matrix of how these activities might overlap, and it appears
that the timeframe between 5 pm and 7 pm on weekday nights could be problematic if all four ofthe
activity centers are filled to capacity, especially when parents are arriving to pick up children.
Page 7, Item:
Meeting Date: 11/14/07
Staff recommends that since the pre-school remains open until 7:00 pm, that the K- 8 elementary and
middle school/fellowship hall only be open for the varied group gatherings in the evening (such as
assemblies, fine arts, adult school, boy scouts, outside service organization use, etc.) between the
hours of7 :00 pm and 10:00 pm Monday through Friday, instead of 5 :00 pm to 10:00 pm noted in the
schedule. This would be similar to the weekday schedule for the sanctuary between 7:00 pm and
9:00 pm Monday through Friday. To prevent the potential for conflict resulting from overlapping
demand for parking, condition 1- D of the resolution of approval memorializes this change.
CONCLUSION:
The proposed church, pre-school and elementary school are conditional land uses within the Village
11 SPA Plan Planned Community (PC) District Regulations. This particular eleemosynary religious
and educational facility is currently located in Western Chula Vista, at 267 East Oxford Street near
Melrose Street. Ifthe Village 11 SPA Plan Amendment and Revised Tentative Map are approved by
the City Council at a later date, this Conditional Use Permit approval by the Planning Commission
would enable this facility to be able to be relocated to Eastern Chula Vista.
For the applicant, the site provides a more desirable location that is perhaps more central to their
current and future membership base within the South Bay region. The existing 4-acre facility is to be
developed into a 24-lot single-family home subdivision by the Village 11 developers. Such an
approval would facilitate an effort by the applicant to provide the same eleemosynary religious and
educational facility at a prime Community Purpose Facility (CPF) zoned location. _
Staff recommends approval of the project based on the findings and conditions as noted in the draft
Planning Commission resolution.
ATTACHMENTS:
1. Locator Map
2. Draft Planning Commission Resolution PCC-07-064
3. Application Documents with Disclosure Statements
4. Site PlanslFloor PlanslElevations
J :\PLANNING\HAROLD\PCC-07-064REPORT SD COMMENTS.DOC
CHULA VISTA PLANNING AND
LOCATOR
C9 S~,
No Scale
BUILDING
DEPARTMENT
PROJECT Concordia Lutheran Church
APPLICANT: & School
PROJECT Discovery Falls Dr I Birch Rd &
ADDRESS: Windingwalk Street
PROJECT DESCRIPTION:
MISCELLANEOUS
Project Summary: Proposed Church & School (Concordia
Church) in the Otay Ranch Area.
FILE NUMBER:
PCS-O? -064
Related cases: None
L:\Gabe Files\locators\pcc07064.cdr 04.19.07
RESOLUTION NO. PCC-07-064
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION APPROVING CONDITIONAL USE PERMIT
PCC-07-064 FOR THE DEVELOPMENT OF THE
CONCORDIA LUTHERAN CHURCH, PRIVATE PRE-
SCHOOL AND ELEMENTARYIMIDDLE SCHOOL IN OTAY
RANCH WINDINGW ALK VILLAGE 11, LOCATED AT THE
TERMINUS OF BIRCH ROAD AT DISCOVERY FALLS
DRIVE.
WHEREAS, a duly verified application for a Design Review and Conditional Use Permit
was filed with the City of Chula Vista Planning Department on April 10, 2007 by the Reverend
Pastor Richard Schmidt for Concordia Lutheran Church "(Applicant);" and
WHEREAS, said Applicant requests permission to construct a Church Sanctuary, Private
Pre-School and Elementary/Middle School facility at property located at the terminus of Birch
Road at Discovery Falls Drive (APN 643-610-22-00) by way, of a Design Review- and
Conditional Use Permit approvals by the Design Review Committee and Planriing Commission,
subject to the approval of a Village 11 Sectional Planning Area (SPA) Plan Amendment and
Revised Tentative Map by City Council at a later hearing; otherwise, this resolution shall have
no force and effect; and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act and has determined that the
proposed project was adequately covered in previously adopted Final Second Tier EIR (EIR-Ol-
02) for the Otay Ranch General Plan AmendmentsNillage 11 Sectional Planning Area Plan and
Tentative Map, and the Addendum to EIR-OI-02 approved September 19, 2007. Thus, no further
environmental review or documentation is necessary; and
WHEREAS, the Planning Director set the time and place for the public hearing for said
Conditional Use Permit and notice of said hearings, 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 SOO-ft. of the exterior boundaries of the property as well as residents adjacent the exterior
boundaries of the property at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely November
14th 2007 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and
WHEREAS, the Planning Commission considered all reports, evidence, and testimony
presented at both public hearings with respect to subject application.
WHEREAS, the Planning Commission of the City of Chula Vista made the following
findings, as herein below set forth, and sets forth, thereunder, the evidentiary basis that permits
the stated finding to be made.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 2
1. That the proposed use at this location is necessary or desirable to provide a service or
facility which will contribute to the general well being of the neighborhood or the
community.
The proposed church, pre-school and elementary facility is a desirable land use that provides
an eleemosynary religious and educational facility that will contribute to the general well
being of the Windingwalk Village 11 neighborhood, the Otay Ranch community, and the
South Bay region.
2. That such use will not under the circumstances of the particular case be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity.
The proposed Church, Pre-School and Elementary/Middle School facility will not be
detrimental to the health, safety or general welfare of persons residing or working in the
vicinity or injurious to property or improvements in the vicinity. The use is subject to
conditions that will provide the necessary controls and maintenance of the facilities such that
there will be remedies should the activities on the site become detrimental to the health,
safety or general welfare of persons residing or working in the vicinity or injurious to
property or improvements in the vicinity.
3. That the proposed use will comply with the regulations and conditions specified in the
code for such use.
The proposed Church, Pre-School and Elementary/Middle School facility will be developed
and maintained in compliance with the Otay Ranch General Development Plan (GDP), the
Windingwalk Village 11 Sectional Planning Area (SPA) Plan Planned Community (PC)
District Regulations, and the Zoning Code for requirements not included in the SPA Plan as
provided for all Planned Community (PC) zoned properties in accordance with the Municipal
Code. The conditions of approval require compliance with all applicable codes and
regulations on an on-going basis for use of the facilities on the proposed project site.
4. That the granting of this Conditional Use Permit will not adversely affect the General
Plan of the City or the adopted plan of any government agency.
The Windingwalk Village 11 Sectional Planning Area (SPA) Plan specifically required the
Conditional Use Permit process to be utilized in order to provide the necessary controls over
the Church, Pre-School and Elementary/Middle School facility, and to ensure compliance
with the Otay Ranch General Development Plan (GDP) and the City of Chula Vista General
Plan.
WHEREAS, the Planning Commission of the City ofChula Vista grants Conditional Use
Permit PCC-07-064 subject to the approval of related Sectional Planning Area amendment and
revised Tentative Map and subject to the following conditions whereby the applicant and/or
property owners shall:
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 3
1. Prior to the issuance of any permits required by the City of Chula Vista for the use of
the subject property in reliance on this approval, the applicant shall fulfill to the
satisfaction of the City, the following requirements:
Planning and Building Department Conditions:
A. Approval of this Conditional Use Permit is contingent upon the City Council approval of
the Village 11 Sectional Planning Area (SPA) Plan Amendment and Revised Tentative
Map allowing for the relocation and reconfiguration of the P-4 Park (Town Square) and
the relocation of the Pedestrian Easement. Absent such approval, this CUP shall be
deemed to be of no force and effect.
B. A Design Review permit application shall be submitted for review and approval by the
Design Review Committee prior to the acceptance of any building permit construction
documents. No building permits can be issued prior to approval of the Design Review
application by the Design Review Committee.
C. All plans and elevations submitted for building permits shall be in conformance with the
final set of entitlement design plans and elevations provided for review and approval by
the Design Review Committee. The plans and elevations submitted for review by the
Design Review Committee shall be in substantial conformity to the conceptual plans and
elevations approved by Planning Commission. Any changes to the final set of approved
entitlement design plans and elevations will require review and approval by the Director
of Planning and Building for substantial conformance to the Design Review Committee
approval and/or modification to this Conditional Use Permit.
D. In order to prevent any overlap between the maximum capacity uses for the church, pre-
school and elementary school facility, as discussed in the staff report and as outlined in
the project table below, the following and the hours of operation for the facility shall
apply to the project:
Sanctuary:
9am-
9pm
8am-
8pm
Pre-School:
Fellowship
Halll
K-8 School:
Gymnasium:
This project table is adopted along with the record set of plans with the conditional use
permit file. Any changes to the approved hours of operation will require review and
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 4
approval by the Director of Planning and Building for substantial conformance to this
conditional use permit, or modification to this conditional use permit.
E. The Applicant shall provide that the central plaza be a usable public access space that
shall be maintained as an open space focal point location for the adjacent residential and
commercial neighborhood community. The applicant shall notify the City and the
Homeowner Association when there are any church programs or sponsored functions that
would inhibit public use of the central plaza, or if there are any safety, vandalism, or
burglary issues relating to the church, pre-school and elementary school buildings and
uses that arise as a result of providing public access to the central plaza.
F. The Applicant shall provide to the satisfaction of the City Engineer, a pedestrian
connection, which shall be open to the public at all times, with certain limited exceptions.
The pedestrian path through the central plaza shall be provided and maintained as the
most direct pedestrian circulation route to the Village Paseo. The Applicant shall be
required to provide 48 hour advance notice to the City and the Homeowner Association
when there are any church programs or sponsored functions that would inhibit public use
of the central plaza, or if there are any safety, vandalism, or burglary issues relating to the
Church, Pre-School and Elementary/Middle School buildings and uses that arise as a
result of providing the public access pedestrian path through the central plaza to the
Village Paseo.
G. The Applicant shall provide planting and irrigation plans. All planting excluding the
hydro-seed mix turf groundcover shall be on permanent irrigation systems. Provide
planting and irrigation plans in conformance with the conditions of approval for review
and approval by the Landscape Planner prior to issuance of building permit. In addition,
a water management plan shall be required in conjunction with the planting and irrigation
plans for each phase for review and approval by the Landscape Planner prior to issuance
of building permit.
H. The Applicant shall provide comply with all requirements of the Building Division
including the following:
. Submit architectural plans that are stamped and signed by a licensed architect.
. Plans shall include a site plan and building elevations that are consistent with this
approval.
. Structural plans and calculations must be stamped and signed by a California
Registered Civil/Structural Engineer.
. Project shall comply with 2001 CBC, CMC, CPC, and 2004 CEC. Seismic Zone
4, Wind Speed 70 MPH Exposure C. Soils Report Required.
. Project plans shall comply with 2001 Handicapped Accessibility Requirements,
200S Energy requirements.
. Health Department approved plans may be required for kitchen. Please check
with San Diego County Health Department at 388-2222.
· If classrooms are to be used for daycare please see the Special Hazardous
Materials Form.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 5
. Justify the type of construction and exterior wall protection for building square
footage, type of occupancy, and distance from property lines.
. Indicate occupancy in each area by occupant load factor described in Table lOA
of CBC.
. Indicate if sprinklers will be utilized in lieu of one-hour construction.
. Review Table 5A & B of the CBC regarding area and height limits, and location
on property.
. Review Chapter 3 of the CBC regarding specific occupancy requirements,
Chapter 12 regarding ventilation requirements, Chapter 9 regarding sprinkler
requirements, and Chapter 10 regarding exiting requirements.
. Rooms for nurseries require a second exit when occupancy load is seven or more,
based on Table lOA occupant factor of 35-sq. ft. per person.
. Separate permit is required for retaining walls unless it is part of a grading permit
. Monument wall signs require a separate permit.
I. The Applicant shall provide a graffiti resistant treatment shall be specified for all wall
and building surfaces. This shall be noted on any building and wall plans and shall be
reviewed and approved by the Planning Director prior to issuance of building permits.
Additionally, the project shall conform to Sections 9.20.055 and 9.20.035 of the Chula
Vista Municipal Code regarding graffiti control.
J. The Applicant shall submit a Lighting Plan for the facility showing that the proposed
lighting to be shielded to remove any glare from adjacent properties shall be maintained
in conformance with Section 17.28.020 of the Municipal Code.
Environmental Section Conditions:
K. The applicant shall implement to the satisfaction of the City Environmental Review
Coordinator all pertinent mitigation measures identified in the Otay Ranch Village 11
Sectional Planning Area (SPA) Plan Final Second Tier Environmental Impact Report EIR
01-02, and for the Otay Ranch General Plan AmendmentsNillage 11 Sectional Planning
Area Plan and Tentative Map, and the Addendum to EIR-OI-02 approved September 19,
2007.
Resource Recycling and Conservation Coordinator Condition:
L. Commercial properties must have trash enclosures, bins, or carts that meet design
specifications. The locations and orientation of storage bins and dumpsters must be pre-
approved by the City franchise trash hauling company. Provide sufficient space for
designated recyclables. A shared paper/cardboard bin, along with food and beverage
container cart with other storage may be permitted. A commercial trash enclosure large
enough for solid waste, mixed paper, and a cart for food and beverage containers must be
provided to meet the minimum 50 percent recycling requirement. Contact the City
Conservation Coordinator at 691-5122.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 6
Fire Department Conditions:
M. Based upon the Type-V non-rated construction listed on the plans, this project will
require a fire flow of3,750 gallons per minute for a 3-hour duration (at 20psi).
N. Provide a water flow letter from the applicable water agency having jurisdiction
indicating that the above-mentioned fire flow is available to serve this project.
O. Provide a water supply analysis (technical report) to the Chula Vista Fire Department for
review and approval. This report shall be a node-to-node analysis using the Hazen-
Williams formula. The analysis shall show that the required fire flow is available at the
hydrants and that simultaneously, the sprinkler demand is available at the most
demanding sprinkler riser.
P. Fire Hydrants shall be located no greater than 300-ft. apart (for commercial and multi-
family properties).
Q. Based upon the minimum required fire flow, hydrant spacing a minimum of five hydrants
are required to serve this project.
R. Refer to the Fire Department reviewed plans showing the required locations of the fire
hydrants. Reflect these changes on the Design Review plans.
S. Provide a fire hydrant only exhibit, as part of this submittal. All other utility layers shall
be turned-off leaving just the underground fire service utilities. The minimum fire
hydrant size shall be: 6" x 4" x 2 W' x 2 W'.
T. This project shall comply with CVFD Policy 2916.01- Requirements for New
Construction, which states, "the underground fire service utilities and a minimum of the
first layer of asphalt shall be installed prior to the delivery of combustible materials to the
project site."
U. Fire Lane curbing and/or signs shall be provided per Fire Department reviewed plans.
V. Any automatic gates shall be provided with both an Opticom Detection System and a
Knox Key Switch override. Provision shall be taken to operate the gate upon the loss of
power.
W. This project is required to provide a turn around per the Chula Vista Fire Department.
Provide proof that the far side loop shall provide that CVFD apparatus can make this turn
given the radii.
X. Buildings shall be provided with two Knox appliances. Provide a Knox Vault at the main
entrance to the building, and provide a Knox Box at the Fire Control Room.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 7
Y. The building(s) shall be addressed in accordance with the following criteria: 0 - 50-ft.
from the building to the face of the curb = 6-inches in height with a I-inch stroke; 51 -
150-ft. from the building to the face of the curb = lO-inches in height with a 1 'l1 -inch
stroke; 151-ft. or more from the building to the face of the curb = 16-inches in height
with a 2-inch stroke.
Z. This project is to be protected throughout by an approved automatic fire sprinkler system
(NFP A 13 System).
AA. This project is to be protected throughout by an approved fire alarm system
(automatic, manual, fire flow monitoring).
BB. Chula Vista Fire Prevention Division maintains an up-to-date web page, which
contains several details as mentioned within this comment sheet. Please use the web
address to access these standard details/requirements.
CC. Obtain a permit for a place of assembly. Places of assembly - gathering together
of 50 or more persons for such purpose as deliberations, education, worship,
entertainment, amusement, drinking, dining or awaiting transportation, etc.
Police Department Conditions:
DD. Obtain a security survey from the Crime Prevention Unit of the Police
Department. Specific recommendations shall be provided for access control, surveillance
detection, and police response. In addition, training of management and employees in
security procedures and crime prevention shall coincide with the commencement of
operations. The Crime Prevention Unit should be contacted at 691-5127 for more
information.
Engineering Division Conditions:
EE.All requirements of the Engineering Department shall be met at the building permit stage.
The Engineering Department will require fees for sewer capacity and connections,
development impact for public facilities, and traffic signal fees as defined in the
development checklist as part of the building permit application.
FF. Existing blanket 20-ft. pedestrian easement over the center of the CPF site shall be
replaced with equal width new pedestrian easement proposed along the northern
boundary of the CPF site. Easement relocation must be approved by the City Council of
the revised Tentative Map prior to submittal of building plans showing the relocation.
GG. Submit grading plans for review and approval prior to obtaining a grading permit.
Construction work performed in the public right-of-way shall require a construction
permit.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 8
RH. Dedicate additional right-of-way along Windingwalk Street so that the sidewalk
between the relocated Town Square at the corner and the paseo will be an adequate
width.
IT. Relocate all transformers and other utility facilities outside of and away from the
sidewalk.
JJ. Development of the project shall comply with all requirements of the State Water
Resources Control Board 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
specify and address both construction and post-construction, structural and non-structural
pollution prevention and control measures for the operation and maintenance of such
measures. The SWPPP will include short and long term funding sources and parties
responsible for implementation.
KK. A complete and accurate Notice of Intent (NO I) must be filed with the State
Water Resources Control Board. A copy will be provided and filed with the City when
received. Further, a copy of the NOI from SWRCB showing the permit number for this
project shall also be filed.
LL.Pursuant to NPDES Municipal Permit Order No. 2001-01 and R-9-2007-0001, the
proposed project is considered a priority development project subject to the requirements
of the Standard Urban Storm Water Mitigation Plans (SUSMPs) and Numeric Sizing
Criteria. The applicant shall complete the applicable forms and comply with the Storm
Water Management Manual's requirements.
MM. A water quality study is required to identify potential storm water pollutants
generated at the project site during the post-development phase of the project and to
identify/propose appropriate structural and non-structural Best Management Practices
(BMPs) to minimize discharge of such pollutants to the maximum extent practicable.
NN. On January 24, 2007 the San Diego Regional Water Quality Control Board
adopted the new NPDES Municipal Permit, Order No. R-9-2007-0001, for the San Diego
Region. As a result, there may be additional requirements, depending on when the
development takes place and the building permits are applied for.
2. Prior to use or occupancy of the property in reliance on this approval, the following
requirements shall be met to the satisfaction of the City:
A. The site shall be developed and maintained in accordance with the approved plans which
include site plans, architectural elevations, exterior materials and colors, landscaping,
sign program and grading on file in the Planning Division, the conditions contained
herein, Title 19, and the Village 11 Sectional Planning Area (SPA) Plan.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 9
B. Prior to any use of the project site or business activity being commenced thereon, all
Conditions of Approval shall be completed to the satisfaction of the Planning Director.
C. All landscape and hardscape improvements shall be installed in accordance with the
approved landscape plan and the comments of the City Landscape Planner.
D. All ground-mounted utility appurtenances such as transformers, AC condensers, etc.,
shall be located out of public view and adequately screened through the use of a
combination of concrete or masonry walls, berming, and/or landscaping to the
satisfaction of the Planning Director.
E. All roof appurtenances, including air conditioners and other roof mounted equipment
and/or projections, shall be shielded from view and the sound buffered from adjacent
properties and streets as required by the Planning Director. Such screening shall be
architecturally integrated with the building design and constructed to the satisfaction of
the Planning Director. Details shall be included in building plans.
F. Provide a fire extinguisher per 3,000-sq. ft. or every 75-ft. of travel distance, with a
minimum rating of 2A-I0BC, or the convenience store must include a fire sprinkler
system. A fire flow of 3,000 gallons per minute for duration of three (3) hours must be
provided.
G. The back flow preventor shall be screened from view, and the Fire Department
connection shall not be located with the back flow preventor.
H. This Conditional Use Permit approval shall expire if building permits are not issued or
the approved use has not commenced within one year from the date of this approval,
unless a written request for an extension is received prior to the expiration date.
3. The following on-going condition shall apply to the subject property as long as it relies
upon this approval.
A. All buildings, parking and landscaping shall be maintained according to the approved
plans unless modifications are approved by the City of Chula Vista noted under
Condition I-C.
B. Hours of Operation shall be maintained according to the approved hours of operation
tables unless modifications are approved by the City of Chula Vista in the manner noted
under Condition I-D.
C. Fire lanes are to be maintained and have an unobstructed width of not less than 20-ft.
width and 13-1/2-ft. vertical clearance.
D. Applicant shall maintain catch basin filters on site, which shall be periodically inspected
as scheduled by the City of Chula Vista Engineering Department.
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 10
E. Approval of this request shall not waive compliance with the Village 11 Sectional
Planning Area (SPA) Plan, Title 19 of the Municipal Code, and all other applicable
Federal, State and City Ordinances in effect at the time of building permit issuance.
F. This Conditional Use Permit permit shall be subject to any and all new, modified or
deleted conditions imposed after approval of this permit to advance a legitimate
governmental interest related to health, safety or welfare which the City shall impose
after advance written notice to the Permittee and after the City has given to the Permittee
the right to be heard with regard thereto. However, the City, in exercising this reserved
right/condition, may not impose a substantial expense or deprive Permit tee of a
substantial revenue source which the Permittee cannot, in the normal operation of the use
permitted, be expected to economically recover.
G. Applicant/operator shall and does hereby agree to indemnify, protect, defend and hold
harmless City, its Council members, officers, employees, agents and representatives,
from and against any and all liabilities, injury, including personal injury, dismemberment
or death, losses, damages, demands, claims and costs, including court costs and
attorneys' fees (collectively, "liabilities") incurred by the City arising out of or related to,
directly or indirectly, from (a) City's approval and issuance of this conditional use
permit, (b) City's approval or issuance of any other permit or action, whether
discretionary or non-discretionary, in connection with the use contemplated herein.
Applicant/operator shall acknowledge their agreement to this provision by executing a
copy of this conditional use permit where indicated, below. Applicant' s/operator' s
compliance with this provision is an express condition of this conditional use permit and
this provision shall be binding on any and all of Applicant's/operator's successors and
assIgns.
EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The property owner and the applicant shall execute this document by signing the lines provided
below, said execution indicating that the property owner and applicant have each read,
understood, and agreed to the conditions contained herein. Upon execution, this document shall
be recorded with the County Clerk of the County of San Diego, at the sole expense of the
property owner and/or applicant, and a signed, stamped copy of this recorded document shall be
returned within ten days of recordation to the Agency's secretary.
Failure to return said document to the Agency's secretary shall indicate the property
owners/applicant's desire that the project, and the corresponding application for building permits
and/or a business license, be held in abeyance without approval. Said document will also be on
file in the Agency's office and known as document No. .
Signature of Property Owner
Date
Signature of Representative
Date
PLANNING COMMISSION RESOLUTION
PCC-07-064
PAGE 11
INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the Planning Commission that its adoption of this Resolution is dependent
upon the enforceability of each and every term, provision, and condition herein stated; and that
in the event that anyone or more terms, provisions, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal, or unenforceable, this resolution and the permit shall
be deemed to be automatically revoked and of no further force and effect ab initio.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION,
subject to the approval of the SPA amendment and revised Tentative Map by City Council at a
later hearing, does hereby approve the Conditional Use Permit PCC-07-064 in accordance with
the findings and subject to the conditions contained in this resolution.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA
VISTA, CALIFORNIA, this 14th day of November, 2007, by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
William Tripp, Chair
ATTEST:
Diana Vargas, Secretary
J :\PLANNING\HAROLD\REsOLUTlONS\PCRESOpcc07-064_DM.DOC
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P I ann
ng & Bu Id ng Department
Planning Division
mY OF
CHULA VISTA
APPLICATION · DEVELOPMENT PROCESSING . TYPE A
Part 1
T e of Review Re uested
~ Conditional Use Permit
o Design Review
o Variance
o Special Use Permit (redevelopment area only)
o Misc.
A Ii cation Information
Applicant Name Co N Co rtl? I ~L.v1ttt.M"" ~tJ~ ~~ Se-ijod-
Applicant Address 2", ~, OX n.-~p $--1. C,HLJL-A Vi <;TA CA '1) ~ II
Contact Name P~f2- f2.1~HAPf~1"I1 t:::Ir Phone (PI q - Lf1..2-... (i r;, 0&
Applicant's Interest in Property Of applicant is not the owner, the owner's authorization signature at the end of this form is required
to process this request.) DOwn 0 Rent ~ Other: W II-L..- O~N '7Af-/ 171 ~ t eft
Architect/Agent: MAN?c?lJ.~ AP.C;t-tlT!S-v1Uflf... urz.f Address: . 5[;<lJ1 ()~~j'2.L..ltJ ptf.. 5-lJ.ln:. 1/ I ~2,f~1
Contact Name: idi-lY M","'.>q LJ It. Phone: g~ - ~ ... Iii" () ~ ~~"'t. ~~ ~ cr 2.. 2... 1 ~
Primary contact is: D Applicant t61 Architect/Agent Email of primary contact:5w\'CVI$t:N r ~ L
Mo{l;?'Ir7H..."l1d~ovr~. CCM.,
General Project Description (all types)
Project Name: ~f../t:~IA L-fJ.f"!#-(t.AfJ C-H LJ~H t-.;?~L..Proposed Use: l..-I)fl-tt-rt-AW CI-lJJ.rz.l1+ t=GttooL
General Description of Proposed Project: W-ot1$I-!-1 ( t-ttJ~yL, ~'(~H/L.-D~I? e:oU c..ATtdtJ , IHc::.,-V'(:.JIN~
1'ot?rJ\...trt-- t-1r-JfAt-lf cA:j't-t I f.r7Uc..,AIL.?NAL. f~-l'rr?'G.,..1 Y " At-I>.? MUv11-f'iJrt-fo.$1Z c..5.Jnr'L-
Has this project received pre-application review comments? ~ Yes (Date:) 7.2. \ - O(p D No
Subject Property Information (all types)
. location/Street Address: DI$&-QVffl.(. fA~' 1?r2-\~ / ~ltz~H- fl-!7{/ WltJt'lNarftcJAL~ S1"'"
Assessor's Parcel #: (; '1 ~ ,. (p to .. 1- 1-. Total Acreage: 17 ,q I R!!development Area (if applicable): \..~l A
1-",
General Plan Designation: M tA.1L Zone Desig~ationPc:C- p p
. Planned Community (if applicable): V \..LA L.
Current land Use: t::!ff - v'ALA"Nl Within Montgomery Specific Plan? DYes No
Proposed Project (all types)
Type of use proposed: D Residential 0" Commercial
landscape Coverage (% of lot): 351p
D Industrial BOther: I tJ .s 111l..J.:fi,?f-l ~
Building Coverage (% of lot): 20.. <t J,
276 Fourth Avenue. I Chula Vista
California
91910
(619) 691-5101
~{~
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APPLICATION · DEVELOPMENT PROCESSING · TYPE A
Part 2
OTY Of
. CHULA VISTA
Residential Project Summary
Type of dwelling unit(s):
Dwelling units:
N/A
Number of lots:
PROPOSED
EXISTING
1 Bedroom
2 Bedroom
3+ Bedroom
TOTAL
Density (DU/acre):
Maximum building height:
Minimum lot size:
Average lot size:
Parking Spaces:
Required by code: Provided:
Type of parking (i.e. size; whether covered, etc.):
Open space descrjption (acres each of private, common, and landscaping):
Non-Residential Project Summary
Gross floor area: (PO. 000 Proposed: GO, ~(}O
Hours of operation (days & hours): V M1h S
Anticipated number of employees:1fO
Number and ages of students/children (if applicable):
Parking Spaces:
Required by code: Provided:
Type of parking (i.e. size; whether covered. etc.):
Existing:
,...,... .
tf I 11
Building Height: VM-I*,,~ 5" -0
Maximum number of employees at anyone time:
?O
Pt~ I ~2-
~- 8 '2'2-'7
1~S
~;I <;If'",NP!rN>
Seating capacity:
7A"\?1VAaf - t;f)O
yt1 A;X' ,
S'P~s. 1'- "I /r<:.u.s.~ \g,t< >1'~>
Authorization
Print applicant name:
~'TU.~~
Applicant Signature:
Date:
Print owner name": ~ (t1 ~
Own.,s;gnature':~~ . Date: f' 7' t3;-
.Note: Proof of ownership may be required. Letter of consent may be provided in lieu of signature.
276 Fourth Avenue
Chula Vista I California
91910
(619) 691-5101
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Plann ng & Building Department
Planning Division I Development Processing
cm OF
CHUIA VISTA
. APPLICATION APPENDIX A
Project Description & Justification
Project Name: C.O,J~~t?IA-- WJ.1lt~ q /J..(Z-C-f.f- MI? .5 C-I+oO(...
Applicant Name: C t? tJ ,cQIZ-DII>.::. 1,..L.!11+t..r2-AtJ. ~f-JL.1~ ArLO Sc./fQOt-
Please fully describe the proposed project, any and all construction that may be accomplished as a result of approval of
this project, and the project's benefits to yourself, the property, the neighborhood, and'the City of Chula vista. Include any
details necessary to adequately explain the scope and/or operation of the proposed project. You may include any
background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use
an addendum sheet if necessary.
For all Conditional Use Permits or Variances, please address the required "findings' as listed in the Application Procedural
Guide.
?~t- Arr A-c.H~ e:.tJ1"
276. Fourth Avenue
Chula Vista I California
91910
(619) 691-5101
APPLICATION APPENDIX A - Attachment
Proposed project is located in the village core of Otay Ranch Village II. Property is 5.51 acres and zoned
CPF (community proposed facility). Project shall consist of a courtyard, approximately 5,000 SF to be
aligned on the axis of Birch Road. Surrounding the courtyard are three buildings; Building A is a 12,600
SF preschool; Building B is a 13,900 SF worship center; Building C is a two-story, 19,600 SF fellowship
hall and educational facility. A fourth building, a two-story 15,100 SF multi-purpose building, is located
directly east of the proposed Town Square. The project represents an ideal use for which the Specific
Plan was intended.
The worship center includes a sanctuary of maximum occupancy of 600 people. A small chapel and
columbarium shall be part of this building.
The early childhood education center consists of 8 classrooms, each with a maximum capacity of 24
children, including toddlers and infant care, and an attached playground.
The fellowship hall shall consist of an area for small assemblies of up to 200 people. Also included is
classroom space for a Lutheran elementary schooVacademy. Up to nine classrooms each with a
maximum capacity of 25 children is proposed.
The multi-purpose building shall function as a fitness area, youth programs and accommodate other
community activities.
The parking provided consists of 231 standard stalls and 7 accessible for a total of 238 stalls. The
proposed uses of the buildings shall not occur simultaneously. Additional parking shall be available from
the adjacent recreation center. Project may be constructed in phases.
The required findings are as follows:
1. That the proposed use at the particular location is necessary 0; desirable to provide a service
or facility which ,^:ill contribute to the general well being of the neighborhood or the
community;
-The proposed project contributes to the general well being or the neighborhood on multiple
levels.
2. That such use will not, under the circumstances of the particular case, be detrimental to the
health, safety or general welfare of persons residing or working in the vicinity, or injuriqus to
property or improvements in the vicinity;
In fact, the proposed use shall contribute to the health and well being of the persons residing
in the vicinity.
3.
That the proposed use will comply with the regulations and conditions specified in this code
for such use; .
"
.'.
The proposed use shall comply with regulation and condition agreed upon through the CUP
process.
4. That the granting of this conditional use will not adversely affect the general plan of the City
or the adopted plan of any governmental agency.
The granting of this conditional use permit shall comply with the general plan of the City and
of the adopted plan of any governmental agency. .
END OF ATTACHMENT
Apr 04 07 02:16p
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Division'l Development Processing
CITY OF
CHULA VISTA
APPLICATION APPENDIX I
Disclosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council. Plannin
Commission and all other official bodies of the City, a statement of disclosure of certain ownership or financial interes~
payments, or campaign contributions for a City of Chula Vista election must be filed. The following information must b
disclosed: - . .
1. list the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor, material supplier.
. Concordia Lutheran Church and School
2. If any person. identified pursuant to (1) above is a corporation or partnership, list the names of all individuals with a
$2000 investment in the business (corporation/partnership) entity.
None
3. If any person. identified pursuant to (1) above is a non-profit organization or trust, list the names of any person serving
as director of 1he non-profit organization or as trustee or beneficiary or bustor of the trust..
Board of Directors: James Magrwson, Michael Rodemeyer, Amber Gilliam, Carol Magnuson, William Whitt,
JoAnn Carson, A.Nonn Uanes, Dick Chase, Jr., Chert Whitt. Doralee Radichel. Rev. Richard Schmidl
4. Please Identify every person, including any agents, employees, consul1ants, or independem contractors you have
assigned to represent you before the City in this matter. .
Rev. Richard Schmidt; Conley Robinson; Mansour Architects: Rick Enginnering; Good and Roberts
Construction Company; Brookfield Development Corporation; May Co. Consulting.
5. Has any person* associated with this contract had any financial dealings with an offk:ial** of the City of Chula
Vista as it relates to this contract within the past 12 months. Yes No-X-
No
If Yes, briefly describe the nature of the financial interest the official"'''' may have in this contract.
No
6. Have you made a contribution of more than 5250 within the past twelve (12) months to a aJrrent member of the Chula
VISta City Council? No X . Yes If yes, which Council member? .
No
276 Fourth Avenue
Chula Vista
California
91910
(619) 691-5101
n4/n4/?nn7 WRY) 14'47 fTY/UY NO 7:t4?1 Idlnn:t
J\pr04 07 02:16p
OFFICE
619-422-6620
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P I ann- i n g & B u i I din g D e p.a r t m .e n t
Planning Division I Development Processing
CIlY Of
CHUlA VISfA
APPLrCATION APPENDIX B
Disclc:>sute statement - Page 2
7. Hav~ you provided more than $340 (or an item of equivalent value) 10 an offiCia~ of the CitY of Chute Vista in the
P9st twelve (j( months? (ThIs Includes being a source of Income, money to reure a legal debt, gift. loan, etc.)
y~_ No '.,
If Yes, which offidal- and what was the nature of Item provided?
'Date:
4/q/D7
I ..
~
SIgna ur~ of Contractor/Applicant
Rev. f?lcharJ Sc-..h,nld+' -Fer co"codltf ~ Print or
type nam~ of Contractor/Applicant ,Chvrd1l1Y1J.. Schoo I
Person Is defined _ as: any. individual, firm, co-partnership, Joint venture,' asso.ciatlon, social Club, fraternal
organization; corporatIon, estate, trust, receiver, syndIcate', any other county, city, municipidn:y,.'district, or either
political subdivision. -or any other group or combination acting ,as 'a unit. "
. .
**
.9fficia1 Includes, but is not limited to: Mayor. Counc:JI member, Planning Commissioner, Member of a board,
,commission, or oommlttea of the City, employee, or s~ff members, '
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Oct 17 07 05:10p
OFFICE
619-422-6620
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& Building
Planning Division
Department
Development Processing
OTY OF
CHUlA VISTA
APPLICATION APPENDIX C
Development Permit Processing Agreement
Permit Applicant:
Applicant's Address:
Type of Permit:
Agreement Date:
Deposit Amount:
Con c.ordt~ {, If-h&ztn C:hcJtrCh
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CJ,u~ Vl~
CA q/q!J
j
This Agreement (UAgreement") between the City of ChuJa Vista, a chartered municipal corporation (.City") and the
forenamed applicant for a de....elopment permit rApplicanf'), effective as of the Agreement Date set forth above, is made
with reference to the following facts:
Whereas, Applicant has applied to the City for a permit of the type aforereferenced ("Permlr) which the City has
required to be obtained as a condiUon to permitting Applicant 10 develop a parcel of property; and,
Whereas. 1he CIty will incur expenses in order to process said permit through the various departments and before
the various boards and commissions of the City ("Processing Services"); and,
Whereas the purpose of this agreement is to reimburse the City for all expenses it will incur in connection with
providing the. Processing Services;
Now, therefore, the parties do hereby agree, in exchange for the mutual promises 'herein contained, as follows:
1 . Applicant's Duty to Pay.
Applicant shall pay all of City's expenses incurred in providing Processing Services related to Applicant's Permit, induding
all of City's direct and overhead costs related thereto. This duty of Applicant shall be referred to herein as "App6canfs
Duty to Pay."
1.1. Applicant's Deposit Duty.
As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount aforereferenced rDeposif').
1.1.1. City shall charge its lawful expenses Incurred in providing Processing Services against
Applicant's Deposit. If, after the cOflclusion of processing Applicanfs Permit, any portion of the
Deposit remains, City shall return said balance to Applicant without interest thereon. If, during the
processing of Applicant's Permit, the amount of the Deposit becomes exhausted, or is imminently
likely to become exhausted in the opinion of the e City, upon notice of same. bY City, Applicant.
shall forthwith provide such additional deposit as City shan calculate as reasonably necessary to
continue Processing Services. The duty of Applicant to initially deposit and to supplement said
deposit as herein required shall be known as "Applicant's Deposit Duty".
2. City's Duty.
City shall, upon the condition that Applicant is no in breach of Applicant's Duty to Payor Applicant's Deposit Duty,
use good faith to provide processing services in relation to Applicant's Permit application.
2.1. City shall have no liability hereunder to Applicant fa the failure to process Applicant's Permit application, or
for failure to process Applicant's Permit within the time frame requested by Applicant or estimated by City.
276 Fourth Avenue
Chuia Vista
California
91910
(619) 691-5101
_^I__I.n,___ __ .._ __ ,,__.__ .__ ____.,. ~.__
Oct 17 07 05:11 p
OFFICE
619-422-6620
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Building
Planning Division I
Department
Development Processing
CllV OF
CHULA ViSfA
Development Permit Processing Agreement - Page 2
2.2. By execution of this agreement Applicant shall have no right to the Permit for which Applicant has applied.
City shall use its discretion in valuating Applicant's Permit Application without regard to Applicant's promise to pay for the
Processing Services, or the execution of the Agreement.
3. Remedies.
3.1. SUspension of Processing
In addition 10 all other rights and remedies which the City shall otherwise have at law or equity, the City has
the right to suspend and/or withhold the processing of the Permit which is the subject matter of this Agreement, as well as
the Permit which may be the subject matter of any other Permit which Applicant has before the City.
3.2. Civil Collection
In addition to all other rights and remedies which the City shall otherwise have allaw or equity, the City has
the right to collect all sums which are or may become due hereunder by civil action, and upon instituting litigation to collect
same, the prevailing party shall be entitled to reasonable attorney's fees and costs.
4. Miscellaneous.
4.1 Notices.
All notices, demands or requests provided for or permitted to be given pursuant to this Agreement must be in
writing. All notices, demands and requests to be sent to any party shan be deemed to have been properly given or served
if personally served or deposited in the United States mail, addressed to such party, postage prepaid, registered or
certified, with return receipt requested at the addresses identified adjacent to the signatures of the parties represented.
4.2 Governing LawNenue.
This Agreement shall be governed by and consb"ued in accordance with the laws of the State of California.
My action arising under or relating to this Agreement shall be brought only in the federal or state courts located in San
Diego County, State of California, and if applicable, the City of Chula Vista, or as close thereto as possible. Venue for this
Agreement, and perfonnance hereunder, shaY be the City of Chula Vista.
4.3. Multiple Signatories.
If there are multiple signatories to this agreement on behalf of Applicant, each of such signatories shall be
jointly and severally liable for the performance of Applicant's dutie~..b.erein set forth.
4.4. Signatory Authority.
This signatory to this agreement hereby warrants and represents that he is the duly designated agent for the
Applicant and has been duly authorized by the Applicant to execute this Agreement on behalf of the Applicant Signatory
shall be personally liable for Applicant's Duty to Pay and Applicant's Duty to Deposit In the event he has not been
authorized to execute this Agreement by Applicant
4.5 Hold Harmless.
Applicant shall defend, Indemnify and hold harmless the City, its elected and appointed officers and
employees, from and against any daims, suits, actions or proceedings, judicial or administrative. for writs, orders,
injunction or other relief. damages, liability, cost and expense (including without limitation attorneys' fees) arising out of
City's actions in processing or issuing Applicant's Permit, or in exercising any discretion related thereto including but not
limited to the giving of proper environmental review. the hOlding of public hearings, the extension of due process rights,
except only for those claims, suits, actions or proceedings arising from the sole negligence or sole willful conduct of the
City, its officers, or employees known to, but not objected to, by the Applicant. Applicanfs Indemnification shall include
any and all costs, expenses, attorney's fees and liability incurred by the City. its officers, agents, or empfoyees in
defending against such claims, whether the same. proceed to judgement or not Further, Applicant. at its own expense,
shall, upon written request by the City, defend any such suft or action brought against the City, its officers, agents, or
employees. Applicant's indemnification of City shall not be limited by any prior or subsequent declaration by the
276 Fourth Avenue
Chula Vista
California
91910
{6191691.5101
1n/17/?n07 wun 17..47 f'T'Y/DY 1\10 77'")041 rA1nn.'"}
Oct 17 07 05:11 p
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CHULA VISTA
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Planning
&
Build'ing
Planning Division I
Department
Development Processing
Development Permit Processing Agreement - Page 3
Applicant. At its sole discretion, the City may participate at its own expense in the defense of any such action, but such
participation shall not relieve the applicant of any obfigation imposed by this condition.
4.6 Administrative Claims Requirements and Procedures.
No suit or arbitration shall be brought arising out of this agreement against the City unless a claim has first been
presented in writing and tiled with the City of Cool a VISta and acted upon by the City of Chula Vista in accordance with the
procedures set forth in Chapter 1.34 of the Chula Vista Municipal Code, as same may from time to time be amended, the
provisions of which are Incorporated by this reference as if fully set forth herein, and such policies and procedures used
by the City in the implementation of same. Upon request by City, Consultant shall meet and confer In good faith with City
for the purpose of resolving any dispute over the tenns of this Agreement.
Now therefore, the parties hereto, having read and understood the tenns and conditions of this agreement, do
hereby express their consent to the terms hereof by setting their hand hereto on the date set forth adjacent thereto.
Dated:
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA
8y:
Dated:
iO -/7-07
Con aYdL"- Lvt-hemn Ch~
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276 Fourth Avenue
Chul..1 Vi~ta
California
91910
(619) 691-5101
10/17/?n07 WRO 17:47 r'T'X/RX NO 77:\41 1dI004
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Planning &
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Planning Division
Department
Development Processing
CIlY OF
CHUIA VISTA
APPLICATION CANNOT BE ACCEPTED UNLESS SITE
PLAN IS FOLDED TO FIT INTO AN 8-1/2 X II FOLDER
For Office Use Only
Case No. IS-
Dpst. Arnot.
Receipt No.
Date Rec' d.
Accepted .by
Project No. F A-
Dpst. No. 00-
CIP No.
Related Case No.
BACKGROUND .
1. Project Title CQ!oJCQfZ.PIA J.,.lJfI.+~ttAt-I t::-I-ILJIt"-H At-Ir:) ~~I+",C1L...
2. Project Location (Street address or description)
Dt7~O"f.."'Y' F'fI...l.I~. I?IZ.I';~ / ~1f2.C:::;H fLI:'. / 1....J.1".lI?"J~ ~~vk '>1"'.
. I .,.
CPLf'7 - 6/ 0 - ~'2-
3. " ~
PRELIMINARY ENVIRONMENTAL REVIEW
City of Chula Vista
Application Form
A.
4.
5.
6.
'oN -
a. Pennits or approvals required.
General Plan Amendment
Rezone!Prezone
_ Grading Pennit
_ Tentative Parcel Map
Site Plan & Arch. Review
_ Special Use Pennit
_ Design Review AppliCation
_ Tentative Subd. Map
_ Redevelopment Agency OP A
_ Redevelopment Agency DDA
_ Public Project
Annexation
_ Specific Plan
L Conditional Use Pennit
Variance
_ Coastal Development
Other Pennit
I[Project is a General Plan Amendment and/or rezone, please indicate the change in designation from
~!A ~ .
b. Enclosures or docwnents (as required by the Environmental Review Coordinator).
_ Grading Plan
_ Parcel Map
Precise Plan
_ Specific Plan
_ Traffic Impact Report
Hazardous Waste Assessment
Arch. Elevations
_ Landscape Plans
_ Tentative Subd. Map
_ Improvement Plans
_ Soils Report
_ Geotechnical Report
_ Hydrological Study
_ Biological Study
_ Archaeological Study
Noise Assessment
_ Other Agency Pennit
Other
276 Fourth Avenue I Chula Vista I California I 91910
(619) 691-5101
. City of Chula Vista
PRELIMINARY ENVIRONMENTAL REVIEW
Page 2
..
7.. Indicate other applications for pennits or approvals that are being submitted at this. time.
a. Pennits or approval required.
General Plan Amendment
Rezone/Prezone
_ Grading Pennit
_ Tentative Parcel Map
Site Plan & Arch. Review
_ Special Use Pennit
_ Design Review Application
_ Tentative Subd. Map
_ Redevelopment Agency OP A
_ Redevelopment Agency DDA
_ Public Project
Annexation
Specific Plan
:x Conditional Use Pennit
Variance
_ Coastal Development
_ Qther Pennit
B.
PROPOS~D PROJECT
1. a. Land Area: square footage
If land area to be dedicated, state acreage and purpose.
or acreage
t-.L 0,-1. ~ _
;.5"1
b.
e project involve the construction of new buildings, or will existing structure be utilized? .
- Vl-- rJ
2.
omplete this section if project is residential or mixed use.
a. Type of development: _ Single-Family _ Two Family _ Multi-Family
Townhouse Condominium
b. Tota ber of structures
c. Maximum' ht of structures
d. Number ofUm . 1 bedroom
2 bedrooms
3 rooms
4 bedi s
Total Units
e. Gross density (DU/total acres)
f. Net density (DU/total acres minus any dedicatl
g. Estimated project population
h. Estimated sale or rental price range
i. Square footage of structure
j. Percent of lot coverage by buildings or structures
k. Number of on-site parking spaces to be provided
I. Percent of site in road and paved surface
~/fr
~ Complete this section if project is commercial or industrial or mixed use.
. . I ~ Type(s) ofland use
N/~ b. - r area Height ofstrocture(s)
c. Type nstruction used in the structure
d. ints to the structures and the orientation to adjoining properties
Estimated number of deliveries per day
--------
-------------..
e. Number of on-site parking spaces provide
f. Estimated number of employees per shift
Number of shifts . Total
g. Estimated number of customers (per day) and basis of estimate
h.
276 Fourth Avenue I Chula Vista
California
91910
(619) 691-5101
4.
'.'
.... . City of Chula Vista
PRELIMINARY ENVIRONMENTAL REVIEW
Page 3
~service area and basis of estimate
~/p< j. Type/extent ofoperatiOiiSi'rnt1fl-C osed buildings
Ie. Hours of operation
I. Type of exterior lighting
;:k:
If project is other than residential, commercial o~ industrial, comp'let~ this section. (
a. Type of project fZ.l..'( ePlvQH-o.?O ~ou.vA tJ. I~G. t'ol?~~fLS
I NT> ~t::'JJ c::.A'Tldt-JAl., Ac..-A?f:M L!L.-'n. oS!... c:. ~rt-
b. Typeoffacilitiesprovided W~SI.H" ~f€~ - 1;.40.-7 S~) VI2.6-.'$bfDO..... 12..<I'eQ 5'=
ff~ ~&.+,.p ~/ AvM~,""Y'"... I ~ ,z.,,,, $ f,. t'J1).1..:r. puft..fos~ ,-"" 17<1 > f.
c. Square feet of enclosed structures ~ 0, t>> fX? S~I' 'I .
d. Height of struCture(s) - maximum V,A~I ~~ - "'t~-o
e. Ultimate occupancy load of project U$~$ J\L...~~1"t..... SNJG.'fWrP-'( CP-f',M=-I'N' (i,oe,
f. Number of on-site parking spaces to be provided ~~5
g. Square feet of road and paved surfaces
h. Ad9itional pr2,ject characteristics C<'\.J C%-"""(' f-I.f!.JO ,A.-I.A ~~(? LJ..(. (3.1 rz. c;..H- ~
ff'oJ.~~ ~'CS ^~ 9-~r7r2-0" 1""'() "fbyJl-I ~R~A-t.JL. .
C. PROJECT CHARACTERISTICS
1.
Will the project be required to obtain a permit through the Air Pollution Control District (APCD)? -
No.. .
Is any type of grading or excavation of the property anticipated?' ~tbt?~ ~rtA-OIN~ / [?rzAIMdft.-.
omplete the following: I
Exc . trenches to be ba~kfilled, how many cubic yards of earth will be excavated?
SI'flt.-.1 ~I)~tt r7~
b. How many cubic yards 0 ill be placed?
c. How much area (sq. ft. or acres) WI ded?
d. What will be the: Maximum deptlJof cu
Average depth of cut
Maximum depth of fill
Average depth of fill
N~
3.
Describe all energy consuming devices, which are part of the proposed project and the type of energy
used (air conditioning, electrical appliance, heating equipment, etc.)
HV^? . ~L},f1M6tJ'l'" qA? .;. tL..t.~ (;. 1J"f'tF Hf:.A.'f't-rt 5. ~t.-t.vAf'Olt../
1t-A.1-1 Goo! 6; Dv'f:..,l .
4.
Indicate the amount of natural open space that is part of the project (sq. ft. or acres)
No NA11J.~l- ~I!+-t .s(~ Ptl~.?~ - S;I'fE.. I S ,e,tt.AO~C>'
5.
If the project will result in any employment opportunities, describe the nature and type of these jobs. -
&'A(l.i- &;I{~~~, 'f'U'oGottt.4t $. .A17M 1t.J I S '\1!.A'Tidt-!. .
.
6.
Will highly flammable or potentially explosive materials or substances be used or stored within the
project site? 1\.10 .
276 Fourth Avenue I Chula Vista I California I 91910
(619) 691-5101
..' .,. . City of Chula Vista
PRELIMINARY ENVIRONMENTAL REVIEW
Page 4
7. How many estimated automobile trips, per day, will be generated by the project?
No'f Y6, 1?6-(~WI\ t..J !C/
8. Describe (if any) off-site improvements necessary to implement the project, and their points of access or
connection to the project site. Improvements include but not limited to the following: new streets; street
widening; extension of gas, electric and sewer lines; cut and fill slopes; and pedestrian and bicycle
faciiities. ,AL.-L-.A ~ ~I :5 fiN&; A-~ f'~1 06:~ I t-I VI L..,-^ ~ c.. I' ,
f(1--d.J IE: Go f 1..1 Il-L- CQ..I tJ t Co"'" t'P t'Kl s:I ~~ .
D. DESCRIPTION OF ENVIRONMENTAL SETIING
1.
Geology
Has a geology study been conducted on the property?
(If yes, please attach.)
Has a soils report on the project site been made?
(If yes, please attach.)
y~~, PtfL A(r~"t.p 1M + ~r/'i
Yts- .,. f'trt-- Aff~.Jtt> 1""1'-1 t <;.(A
2. Hydrology
Are any of the following features present on or adjacent to the site? No
(If yes, explain in detail.)
a. Is there any surface evidence of a shallow ground water table? No
Are there any watercourses or drainage improvements on or adjacent to the site?
NO
Does runoff trom the project site drain directly into Or toward a domestic water supply, lake,
reservoir or bay? .. No
Could drainage from the site cause erosion or siltation to adjacent areas? '" 0
b.
c.
d.
3. Noise
a.
b.
Are there any noise sources in the project-\licinity, which may impact the project site?
No
Will noise ITom the project impact any sensitive receptors (hospitals, schools, single-family
residences)? Nt?
4. Biology
a. Does the site involve any Coastal Sage Scrub vegetation? Np
b. Is the proj ect site in a natural or partially natural state? rJ 0
c. If yes, has a biological survey been conducted on the property?
Yes _ No _ (Please attach a copy.)
d. Describe all trees and vegetation on the site. Indicate location, height, diameter and species of
trees, and which (if any) will be removed by the project. /'J.or-J ~
276 Fourth Avenue I Chula Vista I California I 91910
(619) 691-5101
'..
~. . City of Chula Vista
PRELIMINARY ENVIRONMENTAL REVIEW
Page 5
5. Past Use of the Land
a. Are there any known historical or archeological resources located on or near the project site?
No
b. Are there any known paleontological resources?
NO
c. Have there been any hazardous materials disposed of or stored on or near the project site?
Nt?
d. What was the land previously used for?
~ N. ~ IS
6. Current Land Use
a; Describe all structures and land uses currently existing on the project site. N~\1~
b. Describe all structures and land uses currently exiSting on adjacent property.
North rJ2-p- 51 'f~
South f2-~:>1 ~ tJ n A l., - Tt'J.JH $Qt,.l ~f2.e:..
East 7'- rtOOL- ~I ft. ~ ,..It7\'""" Cot4 ~-rJCi.l c.-rr:-?
West r1 L.I ~I'f~ " t-lor C::::O~$-r~r:7
7. Social
a. Are there any residents on site? I'll:? If so, how many?
b. Are there any current employment opportunities on site? 1'1 (?
If so, how many and what type?
8. Please provide any other information, which may assist in the ev'~uation of the proposed project.
276 Fourth Avenue
Chula Vista I California I. 91910
(619) 691-5101
Apr 18 07 05:12p
OFFICE
619-422-6620
p.2
City. of Chula Vista
PRELIMINARY ENVIRONMENTAL REVIEW
Page 6
E. CERTIFICA nON
I, as owner/owner in escrow.
RI cht\vd Suh muJt j $~ V~s-!v-r
-f0r GmC.cYC!lO\ L~YW1 ChU'/l~ a.vJ 5chDol
Print name
Or
I. consultant or agent"
Print name
HERBY AFFIRM, that to the best of my belief, tbe statements and information herein contained arc in aU respects true
and oom:ct and that aH known infoonation concerning me project and its setting'has been included in this appJication for a
Preliminary Environmental Review of possible environmental impact and any enclosures for attactunents themo.
~~~
Owner/Owner i c w' Ignat .
Or
Consultant or Agent Signature
Da:!/I? /07
.If acting for a corporation, include capacity and company name.
276 Fourth Avenue I Chula Vista
California
91910
(619) 691-5101
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Memorandum
cnv Of
CHULA VISfA
DepartrIlLeI1t of PIar111iI1g aI1d. B~lld.iI1g
Date:
November 8, 2007
Subject:
Chair and Members of the Planning Commission
Nancy Lytle, Process Manage.J.1IJ{).-
INFORMATION UPDATE ON THE SOUTHWEST STRENGTHENING
STRATEGIES
To:
From:
Attached please find a copy of an information report to the City Council on the status of the
Southwest Community Strengthening Strategies. Sarah Johnson, Redevelopment Agency and
Housing Authority (RAHA) will be attending the Planning Commi.ssion meeting to provide
additional detail and briefing on the status of this interdepartmental, interagency and community
building partnership.
CITY COUNCil &
REDEVELOPMENT AGENCY
AGENDA STATEMENT
~{~ Q1Y OF
~ CHUlA VISTA
OCTOBER 16,2007, Item~
ITEM TITLE:
INFORMATION UPDATE ON THE SOUTHWEST COMMUNITY
STRENGTHENING STRATEGIES ,
DIRECTOR OF PLANNING AND BUILDIN(,~ &nV
ACTING COMMUNITY DEVELOPMENT D~TOR~
CITY MANAGER ~~
4/STHS VOTE: YES 0 NO ~
SUBMITTED BY:
REVIEWED BY:
BACKGROUND
On May 24,' 2007, the City Council and Redevelopment Agency received a comprehensive
presentation from staff on the 2007 Midterm Review of the Agency's Five Year Implementation Plan.
A key highlight of that presentation was the introduction of a proposed work program toward a
community building and outreach effort in Southwest Chula Vista. As described by Staff: the
Community Strengthening Strategies would provide an important foundation for all future City
activities in the Southwest, including redevelopment. This report is an information update to the City
Council and Redevelopment Agency on the Southwest Community Strengthening Strategies Work
Program, including initial steps that City staff has taken to date, and the introduction of the consulting
firm that has been selected and hired to assist Southwest community partners in designing a process
for community building.
ENVIRONMENTAL REVIEW
Pursuant to Section 15378(b)(5) of the State CEQA Guidelines, the informational update on the
Southwest Community Strengthening Strategies is not considered a "Project" under CEQA; and
therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not
subject to CEQA review.
RECOMMENDATION
Information update - No action is required.
BOARDS/COMIVnSSION RECO.MMENDATION
Not applicable.
2-1
DISCUSSION
The Southwest is one of the oldest sections of the community, and a late annexation to the City in
1985. Considerable portions of the infrastructure require updating. It was an area targeted in both the
General Plan and Redevelopment Agency Five Year Implementation Plan for change, reinvestment
and further specific planning. From a social perspective, many in the Southwest community feel a
need for a stronger civic voice that overcomes linguistic and cultural barriers and draws attention to
their unique needs. The Southwest Community Strengthening Strategies, modeled on civic
engagement and neighborhood improvement efforts conducted in other communities across the
country, will be an initial step in a long partnership effort to improve life quality in this portion of
Chula Vista. The Southwest Community Strengthening Strategies will endeavor to:
· Partner with residents, businesses, property owners, non-profit organizations, schools,
faith-based organizations, and othergovemment agencies
· Identify and achieve common goals in Southwest Chula Vista
· Pursue broad community building efforts
· Address community issues comprehensively
· Improve quality of life for residents
· Attract and leverage resources.
To facilitate these objectives, City staff h;as taken the following initial steps toward launching the
Southwest Community Strengthening Strategies (SCSS).
· Designed a community building strategy, focused on process and partnerships rather than
any specific outcome.
· Developed a contact list of potential early partners and learning from them about the
work being accomplished in the Southwest through existing organizations and
institutions.
· Prepared a grant application for the Department of Toxic Substances for additional funds
to support the SWCCS.
· Compiled thematic mapped data for the City and Southwest to illustrate some of the
issues that have arisen in the early partner outreach. Please visit
'WWW.chulavistaca.llov/redevelopment and click on "Links and Resources" to access this
data.
Another key first step was attending a National League of Cities Roundtable Forum in
Indianapolis with a delegation of staff, community members, and a City Councilmember. Chula
Vista was invited to apply to the National League of Cities' Roundtable on Building Equitable
Communities based on its innovative approach to strengthening partnerships and engaging the
community in Southwest Chula Vista. Chula Vista was selected, and learned how cities have
successfully built upon community assets and used strong city-community partnerships to
leverage resources, build community, and improve civic engagement.
In addition to these activities, staff cooperatively worked with key conimunity partners to solicit
proposals for a consultant to assist in the work program. After a competitive process, the finn of
Moore Iacafano Goltsman, Inc. (MIG) was selected by a panel of staff and community members
to facilitate meetings, provide process management assistance and provide tools and methods for
2-2
.
community building over the next 9 to 12 month period. Staff is currently negotiating a contract
with MIG. Over the coming months, our goal will be to establish community priorities and
common agendas with the various sectors that comprise the Southwest community. Among
other outcomes, this process is intended to result in community-led efforts that will allow
stakeholders to network and leverage resources and assets toward community strengthening.
This process will also provide a platform for developing cooperative partnerships and processes
for a future Southwest Specific Planes), infrastructure management planes), and other community
improvement programs.
DECISION l\1AKER CONFLICT
Staff has reviewed the decision contemplated by this action and has determined that it is not site
specific and consequently the 500 foot rule found in California Code of Regulations section
18704.2(a)( 1) is not applicable to this decision.
FISCAL IMP ACT
As part of the FY 2007-08 budget process, the CYRC and Redevelopment Agency authorized a
$50,000 budget for the Southwest Community Strengthening Strategies Work Program. No
additional funding is being requested at this time.
Prepared by: Nancy Lytle, Process Improvement Manager, Planning and Building,
Sarah Johnson, Community Development Specialist. Community Development
2-3
.....--.---.
j