HomeMy WebLinkAboutAgenda Statement 1988/02/02 Item 18• COUNCIL AGENDA STATEMENT ~~,
Item ~ a ,2 ',
Meeting Date 1 f-~fi{~88
ITEM TITLE: Public Hearing - PCS-88-1 Tentative Residential Subdivision
Map for Rancho Del Rey, Chula Vista Tract 88-1 - Rancho Del
Rey Partnership
Resolution /~ ~/yoZ Approving Tentative Residential
Subdivision Map for Rancho del Rey, Chula Vista Tract 88-1 -
Rancho del Rey Partnership
SUBMITTED BY: Director of Planning ~~`
REVIEWED BY: City Manager (4/5ths Vote: Yes No X )
The proposed subdivision of the residential and open space areas lying within
the Rancho Del Rey SPA I area consists of 716 acres located in the eastern
portion of the City of Chul a Vista east of I-805. The project i s bounded on
the north and east by Otay Lakes Road to the south by "H" Street and the
proposed industrial subdivision which is being con sidered on this same
agenda. Residential development borders the site to the west. The
• Subdivision Map includes open space, multiple family
school sites as well as single family parcels. lots, park sites and
The City Council has
previously adopted EIR-87-1 covering the Ran cho Del Rey SPA area including all
of the area proposed to be subdivided.
RECOMMENDATION:
Based on the findings contained in this report approve the subdivision map for
Rancho Del Rey CVT 88-1 subject to the following:
1. The approval of all final maps by the City Council will require the
compliance with the City's adopted threshold standards to the satisfaction
of the City's Director of Planning.
2. Ttie grading for park lot "D" shall be revised to be consistent with the
revised SPA plan and the approved park plan.
3. The developer shall enter into an agreement with the Otay Water District
to provide for terminal water storage as well as other major facilities
used to serve the area.
4. The adopted CC&R's shall contain a disclosure to buyers regarding future
construction of above-ground and below-ground facilities planned by SDG~E
for the right-of-way area.
5. The developer shall request the formation of an Open Space Maintenance
• District.
6. Copies of the proposed CC&R's shall be filed with the City.
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7. PAD and RCT shall be waived or modified as provided in the adopted
financing plan for Rancho Del Rey.
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8. The maintenance of all drainage, walls, trails, signs, and landscaping
within identified open space lots shall be the open space district's
responsibility.
9. Acoustical barrier section as well as housing construction and design for
any residential areas identified within a 65 dBA contour or greater shall
be subject to review and approval by the Chul a Vista Bui 1 di ng Director to
ensure interior noise limits of 45 dBA. In addition, the Planning
Director shall review and have approval authority for barrier and/or
building design to ensure line of site acoustical protection for all
exterior areas subject to 65 dBA contours or greater.
lU. Public improvements as described in this resolution shall include, but not
be limited to: A.C. pavement and base, concrete curb, gutter, sidewalk,
traffic signals, street lights, signs, street trees, fire hydrants,
sanitary sewer, water and drainage facilities. All improvements shall be
designed and constructed in accordance with City standards.
11. The developer shall be responsible for the construction of East "H" Street
in accordance with Chula Vista Drawings 87-386 through 87-426. The extent
of the improvements shall be as identified in the Public Facilities Plan.
• 12. The developer shall be responsible for the construction of full public
improvements for all streets shown on the Tentative Map within the
Subdivision. All improvements required for each unit shall be guaranteed
prior to approval of any Final Subdivision Map for said unit. A temporary
turn around conforming to City standards shall be provided at the interim
end of any streets having a length greater than 150 feet, measured from
the centerline of the nearest intersecting street.
13. Lot #235 in Unit #2 (Phase 3) shall be eliminated to provide a minimum 4U'
wide landscaped area between the subdivision and Otay Lakes Road.
14. The developer shall be responsible for construction of a four lane roadway
for Otay Lakes Road. Horizontal and vertical alignment shall conform to
Chula Vista Prime Arterial standards, except as approved by the City
Engineer. The extent of required improvements shall be as identified in
the Public Facilities Plan. Said improvements shall be guaranteed prior
to approval of any Final Map, for Phase 3 as identified on the Tentative
Map date IJovember 23, 1987. The owners shall dedicate sufficient right of
way to install a road as shown on the typical section on the Tentative Map
and shall offer for dedication sufficient right-of-way to construct a
prime arterial roadway as shown on said typical section.
15. Access rights to East "H" Street, Otay Lakes Road, Street "A", and Street
"DD", shall be relinquished on all lots abutting on said streets, except
that access to lots 168 and 169 of Phase 5 and lot 165 of Phase 6 will be
reviewed on a case-by-case basis when development plans are available.
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16. Graded access shall be provided to all storm drain structures including
inlet and outlet structures as required by the City Engineer. Paved
access shall be provided to drainage structures located in the rear yard
of any residential lot.
17. The developer shall obtain and grant to the City easements for all off site
storm drains prior to approval of any Final Map requiring those facilities.
18. Specific methods of handling storm drainage are subject to detailed
approval by the City. Engineer at the time of submission of improvement
and grading plans. Design shall be accomplished on the basis of the
requirements of the Subdivision P~anual and the Grading Ordinance (#1797 as
amended).
19. The developer shall submit calculations to demonstrate compliance with all
drainage requirements of the Subdivision Manual to include, but not be
limited to, drylane requirements. Calculations shall also be provided to
demonstrate the adequacy of downstream drainage structures, pipes and
inlets.
20. Lots shall be so graded as to drain to the street or to an approved
drainage system. Drainage shall not be permitted to flow over slopes.
• 21. The developer shall obtain notarized letters of permission for all off site
grading work prior to issuance of grading permit for work requiring said
offsite grading.
22. Sewer manholes shall be provided at all changes of alignment and grade.
Sewers serving 10 or less equivalent dwelling units shall have a minimum
grade of 1~.
23. The subject property is within the boundaries of the proposed Assessment
uistrict 87-1 (East "H" Street Assessment District). The developer shall
agree to not protest formation of the Assessment District 87-1 and to not
protest inclusion of the subject property in said District. The developer
shall be responsible for all costs associated with reapportionment of
assessments as a result of subdivision of lands within the project
boundary.
24. The developer shall pay "Eastern Area Development Impact Fees" prior to
issuance of building permits. The amount of said fees to be paid shall be
that in effect at the time of issuance of building permits.
25. The developer shall be responsible for the installation of traffic signals
at the following intersections: East "H" Street and "B" Street, East "H"
Street and Paseo Ranchero, Otay Lakes Road and Ridgeback, Otay Lakes Road
and "DD" Street. Installation shall include appurtenances required,
detector loops, controllers, telemetry, and service locations.
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26. The developer shall be responsible for repayment of construction costs for
the Rice Canyon Sewer in accordance with Resolution 11574 until such time
as repayment in accordance with said resolution is completed.
27. The developer shall comply with all relevant Federal, state and local
regulations, including the Clean Water Act. The developer shall be
responsible for providing all required testing and documentation to
demonstrate said compliance as required by the City Engineer.
2d. An access road with a minimum width of 12 feet shall be provided to all
sanitary sewer manholes. The roadway shall be designed for an H-2U wheel
load or other loading as approved by the City Engineer.
29. Tale developer shall grant easements for all off site public storm drains
prior to approval of any final map requiring those facilities. Easements
shall be a minimum width of six feet greater than pipe size, but in no
case, less than 10 feet.
30. An erosion and sedimentation control plan shall be included as part of the
grading plans.
31. The developer shall grant to the City street tree planting and maintenance
• easements along all public streets within the Subdivision as required by
the City Engineer.
32. Sewer main and access road in Rice Canyon shall be constructed in
conjunction with Phase 2. Sewer main shall be concrete encased where the
depth exceeds 25 feet.
33. All grading and improvements shall be done in conformance with the Rancho
del Rey design guidelines.
34. The developer shall guarantee maintenance of the siltation basin westerly
of the subject property until such time as all grading has been completed
and the City accepts the responsibility for said basin.
35. Subsequent to approval of Final Subdivision Maps, building permits for
development of the subject property may be withheld if any of the
following occur:
a) The public facilities monitoring program in the Public Facilities
Plan indicates that facilities are operating beyond the identified
level of service.
b) Traffic volumes on East "H" Street exceeds 56,500 vehicles per day
measured immediately easterly of Hidden Vista Drive.
c) Regional building permits exceed thresholds identified in the Public
• Facilities Plan.
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Meeting Date-~-
d) Traffic volumes, levels of service, utilities and/or services exceed
the adopted City threshold standards.
36. A vehicle turnout line 10 feet wide shall be provided along the school
site frontage in phase 5, unless the school district determines that the
student drop-off/pick-up point will not be located on the loop road.
37. Approval of the width of "DD" Street may be subject to change, pending
Council approval of the Circulation Element of the General Plan. The
roadway design for "DD" Street shall conform to the standards for the
roadway designation contained in the approved Circulation Element.
38. The developer shall agree to form a Mello-Roos public facilities district
or an acceptable alternative financing program subject to the approval of
both the Chula Vista Elementary and Sweetwater School Districts.
39. The paleontologist monitor shall be present during the grading of the
site. The monitor shall have the authority temporarily direct, divert or
halt grading to allow recovery of fossil remains (primarily marine
mammals). At the discretion of the monitor, recovery may include washing
an picking of soil samples for micro-vertebrate bone and teeth.
• The developer shall authorize the deposit of any resources found on the
project site in an institution staffed by qualified paleontologists, such
as the Natural History P~useum (operated by the San Diego Society of
Natural History).
The developer should be aware of the random nature of fossil occurrences
and the possibility of a discovery of remains of such scientific and/or
educational importance which might warrant a long term salvage operation.
BOARD/COMMISSION RECOMMENDATION: At their meeting of December 16, 1987, the
Planning Commission voted 5-1, with one member absent, to approve the
subdivision subject to the conditions recommended by staff.
DISCUSSION:
General Lotting of Area
Aside from four lots which relate to the 55 acres of active park area, there
are seven open space lots totaling over 273 acres which includes a trail
system as outlined in the SPA Plan. The remainder of the site is divided into
eight residential lot or dwelling types. They area as follows:
1. Estate Lots. Areas R-1 and R-2 (Reference Sheet #1 of map) are located
near the northwest corner of the proposed subdivision provides for 63
estate lots which vary i n average size from 20,000-21 ,000 sq. ft. with a
pad area between 10,000-12,000 sq. ft. Approximately half of the units in
• the area identified as R-1 which takes its access off the main loop road
will utilize a private street entry with a possible gate guarded entry.
The R-2 area which is located somewhat below and closer to Otay Lakes Road
will have slightly smaller pads utilizing the public street system.
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2. Standard Lots. The area identified as R-3 involves 284 lots located on
the south side of the loop road south of estate lots abutting the main
open space leg of Rice Canyon as well as the small subdivision area
identified as R-4 located just south of "H" Street. The minimum pad size
for these areas is 5,000 sq. ft. with the average lot size varying between
7,400 and 7,700. These lots represent the more traditional subdivision
lot sizes used in the Chula Vista area in the past with the exception that
the minimum lot width is 50 feet as opposed to the traditional R-1 zoning
which carried a 60 foot minimum lot width. The development standards that
are outlined in the PC regulations call for a floor area ratio of .5 for
these lots.
3. Small Lots. The next classifications of lots is identified in the R-5,
R-6, and R-8 areas with R-5 and R-6 1 ocated along the south edge of the
loop road adjacent to the small neighborhood park set adjacent to the main
open space leg of Rice Canyon as well as the R-8 area which is located
near the corner of the loop road and the connection to Ridgeback at the
east end of the lots abutting Qonita Vista Junior High School. All three
areas have an average lot size of between 5,500 and 6,400 sq. ft. with the
minimum pad size set at 4,200 sq. ft. and the typical lot dimension of
44'x95'. It is indicated that these particular areas are planned for
housing sizes between 1,500 and 2,000 sq. ft. with the development
• standards calling for floor area ratio of .55. There a total of 226 lots
listed in this particular category.
4. Small Lots (Cont.) The next category of lots is identified by areas R-7,
R-9, and R-1 U with R-7 and R-9 1 ocated along the south 1 oop adjacent to
the main open space areas of both legs of Rice Canyon with the R-10 area
located in the northeast corner adjacent to the open space area provided
adjacent to Otay Lakes Road. These three sub-areas which encompass over
400 lots provide the smallest detached lot size within the Rancho Del Rey
area consisting of an average minimum lot size of between 5,100 and 5,700
sq. ft. with the more typical lot being 40'x90' or approximately a 3,600
sq. ft. pad area. The proposed buildings for these lots call for a 1,200
to 1,600 sq. ft. house. In addition, the PC regulations stipulate that
the lot sizes will vary between 40 and 45 ft. in width to provide for
flexibility with development plans consisting of one and two-story units.
All three areas have a number of view lots with orientation to the various
open space corridors within either Rice Canyon or Otay Lakes Road. The
developer provided various alternatives to the R-10 area to ensure that
the design now proposed offering a series of cul-de-sacs and loop roads
towards the Otay Lakes area will provide a variety of views from the road
looking towards the subdivision that will show a combination of side and
rear view of homes as opposed to a continuous rear-view look that would be
provided with a continuous road system backing up to Otay Lakes Road. It
should be noted that the development standards established for the Rancho
Uel Rey area require the submittal of a development package including
building elevations and proposed addition standards for all lots that are
• under 5,000 sq. ft. in area. Thus, we would see the subdivision approval
of the smaller lot areas reference R-5 thru R-10 as only the first step in
the development package.
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5. Attached Product Lots. R-11A. R-11A is a 22+ acre site located
immediately east and north of the proposed elementary school site situated
on the loop road which is planned for duplex construction. However,
because of staff concern over the proposed lot width planned as a minimum
32 ft. wide lot product, the developers are withholding subdivision of the
area at this point until a development package or further information can
be provided to satisfy staff's concerns.
6. Wide-Shallow Lots. Area R-116 is 12+ acre site located on the east side
of the loop road adjacent to Ridgeback Road connection which was planned
for a wide shallo-v lot product approximately 55'x64'. However, again the
applicant is retaining this area as a single lot until they are able to
develop the full development package in conjunction with the lotting
pattern to satisfy staff concerns.
7. Townhouse & Multiple Family Lots. Area R-12. This is a 15 acre site
located at the extreme west end of the project adjacent to the proposed
industrial development and the westerly access to the loop road which is
planned for some 18U townhouse units which will be submitted at a later
date as a development package and will be processed through the Design
Review Committee. Areas R-13, R-14, and R-15 are various apartment sites
that will accommodate nearly $00 units maximum as outlined in the Rancho
• Del Rey SPA. Each of these areas will be processed through the Design
Review Committee as well unless further subdivision of the property is
required which would then receive Planning Commission and/or City Council
review as well.
Phasing
The residential portion of Rancho Del Rey SPA I is divided into five phases
with various units provided within each phase. The first phase of development
for the residential area will involve the construction of multiple family
units located along "H" Street lying east of the loop road in addition to the
single-family detached area identified as R-4 which will take its access off
of the existing Calle Santiago Road located within Encore Bonita area. The
first phase of the residential development will be preceded by Phase 1
construction of the employment area located immediately to the west which will
also include various improvements to "H" Street, primarily the widening to six
lanes, extending f rom the existing Terra Nova development to the west to
existing improvements near the Buena Vista entry. The first phase of the
residential development involving the multiple family area will involve the
completion of various road stubbing off of "H" Street as well as the extension
of Ridgeback Road. Specific improvements to the trunk sewer system as well as
the drainage system in Rice Canyon will also be completed along with various
park improvements fur the community park located adjacent to "H" Street.
Phase 3 will involve moving into the primary area of single family detached
home lots located west and north of Bonita Vista Junior High School and will
provide the link between Otay Lakes Road and the loop road back to "H" Street
• at the east end of the project. This phase will also include the completion
of various park facilities located within the linear park lying east of the
• Page 8, Item 1
Meeting Date-
loop road area. Phase 4 will follow immediately to the west and will involve
completion of the estate lots as well as additional single-family detached
product and the extension of the loop road system. Phases 5 and 6 will follow
on the south portion of the loop road extending it in a westerly direction
encompassing the various single family tracts as well as the neighborhood park
located in that area. The completion of Phase 6 will also involve the tie
with the westerly end of the loop road connecting it back to "H" Street just
west of the industrial development. Well it's important to note the various
road systems that will be required concurrent with the applicant's desire to
move into each phasing program, it is the applicant's intention to start
product types in Phase 2 and move into construction in Phase 3 prior to
completion of al l of the units wi thi n Phase I I which are primari ly earmarked
for rnulti-family construction. In doing so, the applicant will Le obligated
to complete the various public improvements outlined in the public facilities
plan as they move through each phase.
Street Names
The applicant has submitted a list of street
the various City departments. Final approval
by the Planning Commission, therefore, the
date for your consideration.
• Low and Moderate Income Housing
names which is being reviewed by
of the street names i s requi red
names will come back at a later
While the Housing Element of the Chula Vista General Plan requires that each
developer address the question of providing low and moderate income housing,
said requirement was deleted by the City Council on the Rancho Del Rey
Specific Plan several years back. The variety of lot sizes and housing types
planned for the SPA I area of Rancho Del Rey, will in staff's opinion, meet
the intent of the General Plan Housing Element by providing a variety of
housing types and prices in a relatively wide spectrum.
Circulation and Street Improvements
Approval of this subdivision which will provide housing for approximately
2,200 dwelling units involves a variety of on-site and off-site street
improvements which are linked to the Rancho Del Rey Facilities Financing Plan
and thus, are covered in that document. As indicated earlier in the phasing
section, the Development of the Industrial Area immediately west of the
subject residential property which is earmarked as the first phase of
development for the Rancho Del Rey project will involve the widening of "H"
Street which is the major circulation element serving this project. The
various phases that will follow will link other units of the development with
the construction of the easterly portion of the loop road providing the
linkage between "H" Street and Otay Lakes Road and as noted with the final
phase of development, providing for the extension of the southerly portion of
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Page 9, Item 19
• Meeting Date-~~ ~' '
the loop road which will tie the residential area back to "H" Street near the
extreme west end of SPA I. This development is also obligated for regional
road improvements in line with the development impact fees as outlined in the
public facilities plan with the estimated responsibility for SPA I placed at
nearly $5 million.
Other Required Facilities
The project is obligated to provide an elementary school to be financed
through the Mello Roos process as well as contributing funding for a fire
station, library, junior high and high school. Under the City's Subdivision
Park Ordinance requirement, the development of 2,200 units in a combination of
single family and multiple family development would obligate the developer for
approximately 15 acres of developed parkland. In this instance, the developer
has committed to approximately 55 acres of neighborhood and community park as
well as another 45 acres devoted to canyon park and hiking trails for a total
of 100 acres devoted to active and semi-active recreational use with the total
open space being provided in SPA I equal to approximately 273 acres.
Landscaping
The general landscaping requirements for the subdivision were clearly outlined
in the SPA regulations addressing not only the park planting but the
• enhancement of the natural area, addressment of the major entry areas and
accent planting that would be accomplished at key points along the loop road
as well as planting of the loop road itself. For the most part, the loop road
is designed as an 84 ft. right-of-way. The travel lane itself has been
limited to 40 ft. in width that will allow some 34 ft. of planting to be
interspersed with the sidewalks on either side which will be designed to
meander rather than the traditional monolithic design which is laid parallel
to the curb line. While individual property owners will be responsible for
the maintenance of landscaping within their privately owned areas and
homeowners associations will be responsible for various areas within proposed
condominium developments, an Open Space Maintenance District will for formed
to provide for common maintenance areas such as the major canyon systems as
well as parkways and highly visible areas along "H" Street.
FINDINGS
1. Pursuant to Section 66473.5 of the Subdivision Map Act, Tentative
Subdivision Map for Rancho Del Rey CVT 88-1 is found to be consistent with
the Rancho Del Rey Sectional Planning Area Plan and the Rancho Del Rey
General Development Plan as adopted by the Chula Vista City Council and
the c;ty's General Plan based on the following findings:
a. Land Use Element
The Specific Plan designates the area for various residential
• densities as well as parks and open space which is consistent with
this subdivision map. The 2,200 dwelling units identified in the
Subdivision Map conform to the density range established in that
specific plan.
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Page 10, Item
• Meeting Date ~~_ ~--
b. Circulation Element
All of the on-site and off-site public road improvements will be
installed in accordance with the public facilities and SPA Plan for
Rancho Del Rey including the widening of "H" Street and the
contribution towards various regional facilities in compliance with
the Chula Vista General Plan.
c. Housing Element
The proposed project will provide for a mixture of housing types and
lot sizes that will provide for single family detached and attached
as well as various apartment and condominium densities that will
provide housing for a wide spectrum of income ranges.
d. Parks and Recreation and Open Space Elements
The subdivision will result in the retention of a substantial amount
of natural amount of open space and develop parkland well in excess
of City standards and in compliance with the City's General Plan.
Manufactured slopes will be planted and placed within common or
private open space areas to ensure quality.
• e. Seismic Safety Element
Although the project site is considered to be seismically an active
area with no known active faults on or adjacent to the property. The
nearest major active fault is identified as the Coronado Banks Fault
located approximately 20 miles to the west. Several of the
potentially active La Nacion fault crosses the subject site, however,
seismic risk was judged in the environmental document to be low with
specific mitigation measures identified in the environmental document
taken into consideration with the design of the subdivision map.
Other specific mitigation relating to slope stability and techniques
dealing with fill slopes will be incorporated in the grading of the
project. All dwelling units within the project will be required to
be designed so as to no exceed the interior noise level of 45 dBA.
Additionally, all exterior private open space will be shielded by a
combination of earth, berm, wall, and/or buildings to achieve a 65
dBA for outside private areas. Subsequent noise studies will be
proposed when the precise plans for specific development plans are
submitted.
f. Scenic Highway Element
Manufactured slopes adjacent to "H" Street will be planted consistent
with the adopted design guidelines and be subject to City landscape
architectural review. Building locations, design, and signing will
• be controlled through the use of development standards as
incorporated in the PC regulations and the development design
guidelines adopted for the Rancho del Rey employment area.
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Page 11, Item .~A-~~"
Meeting Date h
g. Bicycle Routes
All of the major roads including the loop road, "H" Street, Otay
Lakes Road, and the connecting roads thereto have been designed to
accommodate bicycle movement and will provide links to the elementary
schools as well as the various parks within the development. "H"
Street is identified on the bicycle routes element as a major bicycle
link.
h. Public Buildings Element
The applicant has identified an offer for dedication as well as
construction of various parks and school facilities identified within
the subdivision. In addition, contributions for fire facilities as
well as libraries are included as part of the subdivision obligation
of the public facilities financing document.
Pursuant to Section 66412.2 of the Subdivision Map Act, the Commission
certifies it has considered the effect of this approval on the housing needs
of the region and has balanced those needs against the public service needs of
the residents of the City and available fiscal environmental resources.
• WPC 47U8P
•
y t`~e City Cc!'ncil of
Chula ~~iSla, G-~iifo/rnia
u ------
Dated __
•
ITEM TITLE:
SUBMITTED BY:
REVIEWED BY:
COUNCIL AGENDA STATEMENT
Item ,]A~''r
Meeting Date 1LZbf88-
Resolution ~~ ~7 ~ Adopting the design guidelines for
Rancho del Rey Sectional Planning Area (SPA-I)
Director of Planning ~(~
City Managerl~
(4/5ths Vote: Yes No X )
There will be no formal staff report on this item since the City Council
received a detailed report and presentation on the Rancho del Rey SPA-I Plan
on December 15, 1987. Staff will make a detailed verbal presentation on the
Residential and Employment Park Design Guidelines at the meeting of the 26th.
For the meeting of the 26th, your copy of the Rancho del Rey SPA-I Plan has
been updated to include the latest set of design guidelines. Please bring the
plan and guidelines to the meeting for reference purposes. Your review of the
guidelines before the meeting will be necessary to our discussion.
RECOMMENDATION: Adopting design guidelines for Rancho del Rey Sectional
Planning Area (SPA-I).
• BOARDS/COMMISSIONS RECOMMENDATION: PJot applicable.
FISCAL IMPACT: Not applicable.
WPC 4727P
• Council of
b the City
Chula Vista, California
dated