Spring Valley advisers approve 108‑unit Beazer development with traffic and safety conditions

SPRING VALLEY, April 29, 2025 — The Spring Valley Town Advisory Board voted to approve a package of land‑use changes and development permits for a 108‑unit single‑family attached development on Russell Road, but added traffic‑safety conditions after residents raised concerns about access and congestion.

The board approved a master plan amendment and zone change to RM‑18, a planned unit development (PUD) and a tentative map for 108 single‑family attached lots on approximately 8.26 acres north of Russell Road, west of Torrey Pines, and related waivers and design review items. The board also approved waiver and design items tied to the same project and attached additional conditions to the site approvals that address outbound movements and a bus turnout lane along Russell Road.

The applicant, Tony Celeste of Beazer Homes, described the project as 108 single‑family attached units organized in four‑, five‑ and six‑unit buildings with a mixture of two‑ and three‑story buildings. Celeste said the development would provide open space and detached sidewalks along Russell Road and that the team had revised the access location and building orientations after a neighborhood meeting.

At the meeting several neighbors said they were concerned about privacy, building height and safety for vehicles exiting the development onto Russell Road, which already carries stadium traffic. Jolinda Tuberty, a resident who said she lives north of the site, told the board she opposed three‑story buildings directly behind her home and said, “I don't want 3‑story monstrosity behind my place.” Dania Roman, a homeowner at 5596 Holly Court, said the project raised privacy concerns and said past promises of landscaping or walls from an earlier rezoning had not been fulfilled.

Board members emphasized traffic safety on Russell Road. A board member proposed, and the board approved as additional conditions for the site approvals (items 5 and 6), 1) right‑turn‑only outbound movements from the development onto Russell Road, 2) a centerline curb or similar measure on Russell Road to prevent left turns out of the development, and 3) extension of the existing westbound bus turnout lane along Russell Road to the west property line of the approved site (the motion was worded to extend the turnout to the west property line of the development). The applicant and staff said they would coordinate required roadway geometry and any curb work with county public works and transit agencies.

Board members voted separately on related items. The board approved the plan amendment and zone change (items 2 and 3), easement vacations and tentative map (items 4 and 7), and the PUD and design review (items 5 and 6). Staff recommended approval on the items and the applicant agreed to staff conditions; the board added the three transportation conditions for the site approvals.

The applicant said the product would include a mixture of two‑ and three‑story attached units with a maximum building height of about 38 feet for the three‑story buildings, within the RM‑18 height standard cited in the application. The applicant showed internal open‑space areas and said corner units would face internal open space and a drainage channel that provides a buffer to existing homes.

The board closed public comment before deliberation and approved the items with the stated conditions. The board did not record a roll‑call vote count in the transcript; votes were recorded by voice as “all in favor” or “aye.”

The board directed staff and the applicant to coordinate final roadway geometry and drainage compliance with county public works during plan check and to return to county processes required for building permits and recordation of the tentative map.

The approvals permit the applicant to proceed to subsequent county review steps for final engineering, plat recordation and building permits, subject to the approved conditions and standard staff requirements.