SPRUCE AVENUE DEVELOPMENT
Georgia Properties, Inc.
City of Chula Vista
Meeting of the City Council
Council Chambers
276 Fourth Avenue
Chula Vista, CA
January 20, 2026 ǀ 5:00 PM
Project Overview Outline
EXISTING PROJECT SITE
PROJECT SITE PLAN OVERVIEW
ZONING & BASE DENSITY
DENSITY BONUS & AFFORDABILITY
PARKING & ACCESSIBILITY
OFF-SITE STREET IMPROVEMENTS
MAPPING
CONCEPT LANDSCAPE PLAN
OPEN SPACE & AMENITIES
STORM WATER TREATMENT & FLOOD PLAIN
ARCHITECTURAL ELEVATIONS & FLOOR PLANS
Existing Project Site
• Site located at the corner of Main
Street, Maple Drive and Spruce Road
• APN 624-042-11
• Gross Area 1.06-Acres
• Net Area after dedications: 0.89-
Acres
• R1-P7 Zone
• Undeveloped
• Gently sloping site topography
toward Spruce & Maple
• FEMA Flood Zone Type AE, Elev.
130.0
Project Site
Site Plan
• 11 Townhome Residential Units
in two Buildings
• 3 BR, 3-Story - 1,454 SF Units
• 1 Affordable Unit
• 1 ADA Accessible Unit
• 2-Car Garages in each Unit
• 1 HC & 7 Guest Parking Spaces
• 9 new parallel Parking Spaces
on Main Street
• Domestic Water and Sewer
connections to Maple Dr
• ADA accessible walkways from
Spruce through site to Main
• Large Amenity Area with Tot-lot
and gazebos for recreational use
• Proposed street sidewalk along
entire project frontage
• Project Entrance on Maple Drive
• Main Street widening to
Ultimate Buildout width
Zoning & Base Density
• Existing Zone: R1-7P Low-Medium Residential
• Maximum Density: 6.0 Dwelling Units / Acre = 7 Units
• Required Parking: 2 Spaces / D.U.
• Setbacks: Front: 15’ Side: 10’ Rear: 20’
• Number of Stories: 2.5 Stories
• Maximum Building Height: 28’
• Maximum Floor Area Ratio: 45%
• Project proposed to utilize the Density Bonus to create additional residential Units.
• Under the Density Bonus regulations, up to 50% of the base density Units can be added if 15% of the base density units are designated as Very Low Income.
• Base Density allows for 7 Units, Density Bonus allows for 4 additional Units = 11 Total Units
• Requested Density Bonus Waivers to Development Standards • Decrease rear setback to 15’
• Increase maximum number of stories to 3.0
• Increase maximum building height to 35’
• Decrease landscape buffer along Main Street from 20’
to 12’
• Increase maximum Floor Area Ratio to 50%
Density Bonus & Affordability
Parking &
Accessibility
• Base Density Required Parking: 2
spaces / D.U. = 22 spaces
• Density Bonus Reduction for
Required Spaces: 1.5 spaces / D.U
= 16.5 spaces Required
• Parking Provided = 39 spaces
• 2-car garages = 22 spaces
• 8 on-site guest spaces
• 9 Main Street spaces
• Sidewalk along entire project
frontage improves pedestrian
safety and connects existing
neighborhood to Main Street.
• Pedestrian Ramps and Crosswalk
added at Spruce and Maple
increasing connectivity and safety.
• ADA compliant path of travel
throughout development
• Fire truck access and hose pull
distances meet requirements.
• ADA compliant trash enclosure
increases garage storage space
and ease of trash pick-up.
Off-Site Street
Improvements
• Widen Spruce Rd to 26’. Sawcut
existing edges of pavement and
provide curb and gutter on both sides
of street improving safety and
drainage.
• Add new rolled curb driveway
entrance to residents on north side of
Spruce.
• Widen Maple Dr to 26’. Sawcut
existing edge of pavement and
provide curb and gutter along project
frontage.
• Widen Main Street 17’ to ultimate
buildout width matching width to the
west. Provide 9 parallel parking
spaces along street frontage.
• Provide pedestrian ramps at Main &
Maple, and Spruce & Maple
• Provide street trees for storm water
treatment of widened street sections.
Mapping
• Dedicate 8,965 SF on Spruce Rd to
correct and update mapping and
Right-of-Way to incorporate actual
Spruce Road street location.
• Actual location of Spruce Rd 40’ R/W
conflicts with existing homes.
• Dedicate 1,256 SF (7.5’) on Maple Ave
to provide 40’ R/W width
• Dedicate 3,098 SF (17’) on Main Street
to provide an ultimate R/W half-width
of 51’
• Vacate 4,552 SF (25’) of City of Chula
Vista owned Walnut Ave. along west
property boundary.
DEDICATIONS:
SPRUCE RD. 8,965 SF
MAPLE AVE. 1,256 SF
MAIN ST. 3,098 SF
13,320 SF
VACATIONS:
WALNUT AVE. 4,552 SF
NET DEDICATION: 8,768 SF
Concept
Landscape Plan
THE LANDSCAPE DESIGN INTENT OF
THIS PROJECT IS TO PROVIDE
OUTDOOR GATHERING AREAS AND
PASSIVE LANDSCAPE AREAS FOR
RESIDENT'S USE.
A LOW/MOD WATER USE PLANT
PALETTE WILL BE USED TO ENHANCE
AND COMPLIMENT THE ARCHITECTURE
WHILE ENSURING SUSTAINABLE
LANDSCAPE PRACTICES.
LANDSCAPING WILL BE USED TO
ENHANCE THE PEDESTRIAN SCALE OF
THE DEVELOPMENT.
HARDSCAPE MATERIAL FINISHES AND
COLORS WILL ALSO COMPLIMENT THE
ARCHITECTURE.
Open Space
& Amenities
• Private Patios at each Unit entry
• Planter Areas adjacent to Patios to
provide privacy, shade, and visual
aesthetic
• Large Turf Area
• Permanent Gazebos with table and
bench seating areas and build-in BBQs
with counter space
• Tot Lot area with Equipment
• ADA accessible sidewalk throughout.
Accessible by all Units.
• Mature Trees and shrubs throughout
• Private Area Open Space:
135 SF / D.U. = 1,485 SF
• Common Area Open Space:
8,035 SF
Storm Water Treatment
& Flood Plain
• Site drains to Biofiltration Basin in low corner of
Spruce and Maple including streets, roofs, patios,
walks, parking, and landscaping.
• Basin discharges to curb face and across Spruce
via new concrete cross-gutter and continues
along existing drainage pattern on Maple.
• Tree Well treats Main Street Widening.
• Tree Well in west side of Maple treats entrance
driveway discharge not captured by bio-basin.
• Tree Wells on either side of new pedestrian ramp
treat Spruce and Maple Widening.
• 100-year Flood Plain Elevation = 130.0’
• Building Finished Floors set at Elev. 138.6’
• Amenity Turf Area (135.6 FG), Parking (133.0 FL),
and Bio-Basin Elev. (132.5 FG) well above 100-Yr
Flood Plain Elev.
Architectural Elevations
• Widen Spruce Rd to 26’. Sawcut
existing edges of pavement and
provide curb and gutter on both sides
of street improving safety and
drainage.
• Add new rolled curb driveway
entrance to residents on north side of
Spruce.
• Widen Maple Dr to 26’. Sawcut
existing edge of pavement and
provide curb and gutter along project
frontage.
• Widen Main Street 17’ to ultimate
buildout width matching width to the
west. Provide 9 parallel parking along
street frontage.
• Provide pedestrian ramps at Main &
Maple, and Spruce & Maple
• Provide street trees for storm water
treatment of widened street sections.
Architectural Floor Plans
• 3-Story Units are 21’ wide by 33’ deep (not incl.
private deck areas).
• First Floor dual-car garage with entry/office space.
• Accessible First Floor powder room
• Second floor main living space with great room,
kitchen, powder room, dining space and private deck.
Architectural Floor Plans
• Third Floor consists of 3 bedrooms:
Master Bedroom (11’ x 11’) with walk-in closet,
attached ensuite bath and walk-in shower
Bedroom-2 (10’ x 11’2”) with closet
Bedroom-3 (10’ x 10’) with closet
Full hall bath with tub, and stackable washer/dryer
units.