HomeMy WebLinkAbout2013/12/17 Item 13 _ _y,�!_
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CHUTAVISfA
DECEMBER 17, 2013, Item ��
ITED4 TITLE: A. RESOLU7I0\T OF THE CITY COIJ\'CIL OF THE CITY
OF CHULA VISTA APPROVING THE OTAY RAi\'CH
VILLAGE EIGHT WEST SECTIONAL PLANNING
AREA (SPA) PLAI�� PROPOSII�'G 621 SIA'GLE-FAMILY
D�L'ELLII�'G iJ2vITS; 1;429 r4ULTI-F�A4ILY DWELLII�'G
UI�TITS, AI�iD 300;000 SQUARE FEET OF RETAIL .Ai\iD
OFFICE USES FOR AN APPROXIA4ATELY 3003 ACRE
SITE LOCATED SOUTH OF THE EXISTII��G TERMII�TiJS
OF LA MEDIA ROAD, AI�TD SOUTHWEST OF THE
li�'TERSECTION OF M.AGDALEI�TA AVENUE AI�TD
MAIN STREET.
B. ORDINANCE OF THE CITY OF CHULA VISTA
APPROVING THE SECTIONAL PL,1,\'I�'ING AREA
(SPA) PLPu\'i�TED COMMUI�TITY DISTRICT (FORM
BASED CODE) REGULATIOI�'S FOR OTAY RANCH
VILLAGE EIGHT WEST
C. RESOLUTION OF THE CITY COiJNCIL OF THE CITY
OF CHULA VISTA APPRO��ING THE VILLAGE EIGHT
V�'EST TENTATNE MAP (PCS-09-04) IN ACCORDAI�'CE
VJITH THE FII�'DINGS AND SUBJECT TO THE
CONDITIOI�TS COI�'TAIT�TED THEREIN
SUBA'IITTED B1': DEVELOPA4EI�TT SERVICES DIRECTOR ���}�
REVIEWED BY: CITY MANAGER
ASSISTAI�'T/DE TY CITY I��AI�'AGEI '��
�y
4hTHS VOTE: YES � NO �X
SUA�L�4ARY
The applicant, the Otav Land Company; filed an application for the Village 8 West SPA
(PCn4-09-18) and Tentative Map (PCS-09-04) in September 2009. The Village 8 �4'est
SPA defines the land use chazacter and mix, design criteria transportation s}�stem and
; public infrastructure requirements for this approximateh 300-acre site within the Otav -.
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December 17, 2013, Item �3
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Ranch. The Tentative Map implements the SPA Plan by providing for the subdivision of
lots and the detailed design of the circulation system and other public improvements
consistent with the SPA Plan.
BACKGROUND
Since the adoption of the Otay Ranch General Development Plan (GDP) in 1993, the City
of Chula Vista has maintained a vision of locating a university within the Otay Ranch.
This vision is also reflected in the General Plan (GP). While the properties have been
designated "University" (with a secondary residential land use should the University not
become a reality), they have been held in private, rather than public, o�mership. In 2001,
progress in assembling the land necessary to locate the Uni��ersity was made Nrith the
acquisition of approximately 140 acres of developable land for university purposes. It
was understood that additional acreage ���as required to realize the land mass envisioned
for the University by the GP and GDP. In 2007, the City began_negotiating with the
landowners on a land plan that would be beneficial to the City, and carry out the goals of
the GP and GDP ���ith the conve}�ance of land necessary for the future development of a
University and a Regionai Technology Pazk if certain benefits were received by the
lando�mers (entitlements received�vithin agreed upon timeframes).
On April 15, 2008 the City of Chula Vista entered into a Land Offer Agreement (LOA)
��th OLC that would allow the City of Chula Vista to accept Irrevocable Offers of
Dedication (IODs) for 50 acres of developable University/Regional Technology Pazk
land if certain entitlements are approved within the agreed upon timeframes. As part of
the agreement the City also received an IOD for an additional 160 acres of mitigation
land and one million dollars for University recruitment and planning purposes was
received upon execution of the LOA. A second one million dollazs for the same purpose
will be received if such entitlements are approved by the City.
It was originally envisioned in the LOA that all of the approvals (including the General
Plan and General Development Plan Amendments, Sectional Planning Area (SPA) Plans
for Villages 8 West and 9, Environmental Impact Reports and tentative maps for both
villages) would be heard at one heazing, but due to the size and complexiry of the project
an amendment to the LOA was approved in Fe6ruary 2013. The Amended LOA
permitted the consideration of the General Plan (GPA) and General Development Plan
Amendments (GDPA) sepazately from the remainder of the applications. The GPA and
GDPA were approved by Council on February 26, 2013.
The proposal under consideration (Village 8 West SPA and TM) would implement the
GP and GDP and would be the neat step towazds realizing the City's vision for a
University in Eastern Chula Vista pursuant to the LOA. A similaz proposal for the
Village 9 SPA and TM is eapected to be before the Planning Commission and City
Council early next year.
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December 17, 2013; Item (3
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ENVIROIYAZENTAL REVIE�V
In accordance «�ith the requirements of the California Em�ironmental Qualih� Act
(CEQA), Second-Tier Environmental Impact Report (EIR-10-03) has been prepared to
anal}�ze the en�uonmental impacts of the proposed Village 8 West SPA and Tentative
r4ap.
EIR-]0-03 is discussed in detail in a companion agenda statement and must be addressed
and acted upon prior to Ciri Council consideration of the Village 8 �Vest SPA and
Tentative ?�4ap.
RECOn711�NDATION
That the City Council adopt the Resolutions and place the Ordinance on fust readin�.
BOARDS/COA'IiVIISSION RECOA7�IENDATIO\� �
The Plannins Commission met on I�'o��ember 20; 2013 and voted 4-2-0-1 to recommend
approval of the SPA Plan; PC District Rewlations; and Tentative A4ap for VillaQe 8
V�'est.
DISCUSSION
Location. Existine Site Characteristics. and O«mershio
Villaee 8 West is comprised of approsimately 300 acres and is eeneralh� located south of
Main Street/Rock Mountain Road; east of the Otay Quam�, nonh of the Otay River
Valley and �;est of Villaee 8 East (see Attachment L Locator Map). The project site is
within the Otay Valley pazcel of the Otay Ranch planning azea. The area is currently in a
vacant, nahual state and has been used for agricultural purposes in the past. A 19.6-acre
Cih� of San Dieeo reservoir is located in the center of the project but is not a part of this
application. Village 8 West is o�med by the Otay Land Company (a subsidiary of
HomeFed).
Project Description
Village 8 West is proposed to be developed ��-ith up to 2,0�0 sinele- and multi-famil}�
residential units and 300,000 square feet of non-residential uses (commercial and office).
Of the 2,0�0 residential units; approximately 621 are sinale-famil}� units and 1;429 are
multi-family units desi�ned within either a mixed-use construct or in a more vaditional
multi-family setting. Similazly, the 300,000 squaze feet of non-residential uses aze
proposed to include 2>0;000 square feet of commercial and �0,000 square feet of office
uses. Land uses w�thin the village also include parkland, Communirv Purpose Facilih�
land, and a site for A4iddle and an Elementar}� School along «�ith open space.
The ��illase is eeoeraphicall}� oriented around the intersection of La \4edia/Otay Valle}�
Road and Main StreeURock A4ountain Road usine a To��m Center concept that
intentionally brines traffic into the heart of villaee to promote a vibrant and successful
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mixed-use core. Each of these roadways is proposed to be constructed as an "urban
couplet'' that splits traffic into two smaller one-way streets though the core. These
roadways are desiened to handle a similar volume of traffic as traditional arterial
roadways, but have the added benefit of alloti�ing for a berier mix of pedestrian, bicycle,
transit and vehiculaz circulation.
Densities in the village generally decrease as the project approaches the Otay Valley and
the Ota}� Ranch Preserve to the south, with the Town Center including the highest
densities and the traditional single-family lots being located along the preserve edge.
General Plan and General Develooment Plan Compliance
Tl�e City's General Plan (GP) and the Otay Ranch General Development Plan (GDP)
designate land N�ithin the Otay Valley Parcel for urban villages based on the pedestrian
friendly village concept This concept locates higher residential densities and a variety of
mixed-uses ���ithin the Town Center (or Village Core), and then surrounds the Town
Center ��ith decreasing residentiai densities as the village approaches the Otay River
V alley.
The General Plan identifies Village 8 West as being within the Central District of the
Otay Ranch Subarea. The General Plan desi�nates Village 8 V✓est for mixed use within
the Town Center (18-45 units per acre), Residential Medium-High (11-18 dwelling units
per acre), Residential Medium (6-11 dwelling units per acre) and Residential Lo�v
Medium (3-6 dwelling units per acre). In addition, Village 8 West also includes
Community Park (CP), Neighborhood Pazk (NP), an Elementary School (ES) and a
Middle School (MS).
The Otay Ranch GDP authorizes 2,050 d���elling units (621 single-family and 1,429
multi-family), 28 acres of parkland (both Community and Neighborhood), 5.8 acres of
Communit}� Purpose Facility (CPF), 32.4 acres for.schools (an Elementary and a Middle
School) as well as up to 30Q000 squaze feet of commercial space. Table 1 summarizes
the existing zoning, GP Land Use Designation, Otay Ranch GDP Land Use Designation,
and the number of residential units authorized and proposed.
Table 1
Village 8 West General Plan and Ota}� Ranch General Development Plan Land Uses
CVMC/Zoning GP Land Use Otay Ranch No. of Units No. of Units
Designation GDP Land Use Authorized Proposed
Designation
PC Town Center To��n Center 899 899
(TC)— 18-45 (TC) — 18-45
units per acre units per acre
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December 17. 2013. Item �3
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PC Residential b4edium High �30 �30
Medium High (I��— 11-18
(RIvD-I)— 11-18 units per acre
units per acre
PC Residential Medium (D�— 290 290
I�4edium (RI�� 6-11 units per
— 6-11 units per acre
acre
PC Residential Low Medium 331 331
Medium Low Densitv
(RLM)—3-6 Residential
dn�ellina units Village (LMV)
per acre —3-6 units per
acre
The Chula Vista General Plan (GP) and Ota�� Ranch General De��elopment Plan (GDP)
provide the vision and policy duection for the planning of Villaee 8 West. The GP
includes numerous policies (startin� on page LUT-257) with re2azd to Villa�e 8 V�'est,
some of these that relate directly to design and land use aze:
• Pro�ide a To�tir Center ��2th pedestrian-oriented arterials and transit service at the
intersection of Main Street and La Media Road.
• Support lazger commercial uses in the To�m Center by providing additional
visibilin�and access for both vehicles and pedestrians.
• Provide for single-family homes in Low b4edium density south of the To��n
Center, away from major roadH�ays.
• Allo�i� arterial vaffic into the Village Eight To��m Center through use of the Toti�n
Center Arterial, �vhich may include a pedestrian-oriented, one-���a}� couplet street
system or other pedestrian-oriented street desien.
The GDP includes specific character policies (Part II; Chapter 1, and Section F.8) to be
implemented at the SPA level. Some of these that relate specifically to the Villaee 8 R'est
desien and land use plan are: �
• Linl:aee and compatibilit}� «�ith Villa�es Four and Se��en.
• Land use designs shall consider the overall natural landform and generall�� slope
do�m to�vard the Otay Ri�er Valley.
• A transit stop shall be approximately located at the SPA level and be conditioned
for dedication at the Tentati��e n4ap le��el.
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• Village Eight will provide some commercial and public services to the low
density residential neighborhood (Village 4) to the west.
• Regional trails shall link the village to the Otay Valley Regional Pazk.
Implementation of these and other GP and GDP policies requires an integrated planning
approach that takes in consideration all of the land use planning components designed to
create a mixed-use, pedestrian oriented community, that was envisioned when the GDP
was adopted. The follo"�ing discussion will outline how the SPA Plan and Form Based
Code implement the GP and GDP policies and objectives.
SPA Plan
A. Residential Land Uses
Three traditional single-family neighborhoods (Planning Areas N, P and V) are proposed
to contain 331 single-family residences ranging from three to si� dwelling units per acre
on lot sizes averaging from approximately 4,030 to 14,960 squaze feet (See Attachment 2
— Site Utilization Plan and Attachment 3 — Site Utilization Plan Table). Two additional
single-family neighborhoods (Planning Areas Q and U) will contain 290 dwelling units
with densities ranging from six to 11 units per acre in attached and detached formats that
aze compatible with the traditionally lotted single-family residences. These
neighborhoods allo�� for a variety of building configurations including conventional
homes, motor courts, linear green courts, bungalow green courts, village houses, row
houses, neighborhood recreation facilities as ���ell as dwellings H�ith innovative designs
(i.e. innovative design solutions that may not meet the strict definition of the building
configurations listed above) (See Section 3.4 of the SPA Plan).
Four multi-family neighborhoods (Planning Areas E, I, M and O) provide up to an
additional 530 units, which range from 11 to 18 units per acre and vary in size from 5.3 to
8.9 acres. These multi-family neighborhoods can incorporate a variety of housing types
including stacked units and live/work units in addition to those listed above (See Section
3.4 of the SPA Plan).
The single-family and multi-family residential components of the proposed SPA Plan aze
designed to provide a variety of housing types, lot sizes and densities consistent with the
goals and objectives of the Otay Ranch GDP as well as the Housing Element of the
General Plan. Village 8 West also implements the "village concept" by locating the
highest density residential areas near the Town Center and then decreasing densities, and
creating larger single-family residential lots, nearer the edges of the village. Single-
famil}� residences w�ith the lo�vest densities are located along the edge of the Otay Ranch
Preserve in the southem portion of Village 8 West.
B. Town Center Land Uses
The Village 8 West Town Center consists of 8 potential mi�ed use sites (Planning Areas
B; C, F, H-1, H-2, J, L and X) that will include a misture of residential/commercial or
residential/office. Up to 300;000 square feet of non-residential, comprised of 250;000
square feet of commercial and 50,000 square feet of office, is targeted for six of the sites.
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V�'hile 300;000 squaze feet of non-residential is the target, the SPA Plan warantees that a
minimum of 117,000 square feet of non-residential (comprised of a minunum of 100.000
square feet of commercial and 17,000 of office) N�ill be unplemented. In addition to the
non-residential square footaees listed abo��e, the Tow�n Center ���ill indude up to 899
multi-family units constructed in vertical and horizontal mixed use formau.
The mixed-use pazcels that form the To«-n Center ��rill support the adjacent residential
neiehborhoods and provide a pedestrian friendh� atmosphere ��=ithin VillaQe 8 A'est. Uses
«�it}un the To«n Center N211 include a mix of retail sales and services with high-densin-
attached homes. The To�tim Center is intended to be an urban ��all:able zone that is-
chazacterized by pedestrian oriented ground floor uses, public plazas and spaces that
create a 24-hour acti��it�� center and li��ine environment.
Planned Communirv District Reeulations/Desi�n Plan (Form Based Codel
Unlike the majority of SPA Plans, Village 8 \'�'est is proposino -a Form Based Code
(FBC) that combines elements of the npical Planned Communih- (PC) District
Regulations ���th the typical SPA Desien Plan. The FBC (Chapter 3 of the SPA Plan)
intends to more comprehensively address the physical form of de��elopment than tvpical
PC District Reeulations.
In form-based planning, the built environment is orsanized as a range of eeographic and
de��elopment "transects" or cross sections. Each Vansect is composed of elements that
support iu local chazacter, such as: zone, buildin2 configuration; lot confiwration; land
use, frontage n•pe and other physical elements of the human environment. The transects
in Villa�e 8 �4�est provide organization for development that focuses activiri� on the To�m
Center, Vansitionin� into the residential azeas and rural open space alone the southern
edges of the ��illaQe. These transects aze further divided into zones; allo�iing for 2reater
diversity and smoother transition bet���een transects. Villaee 8 �'�'est is oreanized into �
transects that include 9 zones as listed belo��=: �
• T-1 Natural (encompassin� the Open Space Presen�e (OP) and Open Space (OS)
Zones)
• T-2 Suburban (encompassine the Neighborhood Edge (I�TE) and Neighborhood
General (I�'G) Zones) V
• T-3 General Urban (encompassin� the I�'eighborhood Center(I�TC) Zone
• T-� To�vn Center (encompassing the To��n Center (TC) Zone)
• SD Special District (encompassing the Pazks (P), Community Purpose Facilitv
(CPF) and Basin (B) Zones)
VieH�ed as a series of sections from the south to the north, the site ranees from the natura]
T-1 transect (OS and OP Zones) to the more intense urban development of the T-4 (TC _
Zone) transect (see Attachment 4 — Regulatine Plan). Each of these zones then regulates
the building configuration; lot confi2uration, setbacks and encroachments for the various
zones identified in the Rewlatine Plan.
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December 17. 2013, ]tem ��
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Thirteen separate building configurations aze permitted within Village 8 West from the
Conventional Homes in the south to tfie Stacked, Live/Work and the Commercial Block
units in and azound the Town Center. Building Configuration standazds (Section 3.4 of
the FBC) identify specific regulations for the design of buildings and the layout of lots to
regulate important characteristics (pedestrian and vehiculaz access, open space, location
of pazking, etc.). The FBC also establishes general regulations (parking, temporary uses,
lighting, etc.) that apply in all of the zones, as �vell as street standards that define the
public realm.
The implementation/administration of the FBC includes a number of features that are
important to note:
• Intensity� Transfers: This is an administrative process, conducted by the Zoning
Administrator to ensure that Village 8 West maintains the intended minimum
levels of intensity. The SPA Plan provides a target number of units and a range of
non-residential square footage, but the SPA also recognizes the need for
flexibility in planning to accommodate future de��elopment constraints and mazket
demand. Unless a project is in exact conformance with the Site Utilization Plan
Table, an intensity transfer is required. Any transfer of intensity (residential units
or non-residential square footages) between planning areas with the same land use
is permitted provided the transfer is consistent with: the SPA Plan; the circulation
system and the technical studies of the associated Environmental Impact Report
(EIR) as related to infrastructure; the o��erall target intensity of 2,050 residential
units and 300,000 square feet of non-residential floor area is not exceeded; and a
combined total of ll7,000 (minimum of 100,000 square feet retai] and 17,000
squaze feet of retail) is maintained in the remaining plamiing areas. Any other
t}�pe of transfer will require a SPA Amendment.
• A'Ionitoring: Since the Village 8 West FBC permits intensity transfers,
monitoring is necessazy to ensure compliance with the FBC and SPA documents.
The FBC establishes Intensity Monitoring Tables that are to be reviewed as part
of the application completeness process. The applicant is also required to address
and update the applicable SPA sections and tables as applications are brought
fon��ard.
Circulation
The Village 8 West Circulation and Corridor Design Plan provides for a system of
roadway and trail corridors to support both vehicular and ❑on-vehicular modes of
transportation to serve the community. This system includes the extension of existing and
planned roads, trails and transit from adjacent villages as well as intemal systems to serve
the village. Streets within the village aze designed as "complete ' streets in that they
enable safe access for all users including pedestrians, bicyclists, motorists and transit
riders. Complete streets provide the follo�i�ing benefits:
• Improved safet}� for all users by providing adequate facilities for all users and
reducing traffic speeds.
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• Balanced transportation s}�stems that provide direct connections, variet}� of
transportation choices and reduced traffic conoestion.
• Opportunities for healthier, more active lifestyles that include walking and
bicvdine.
• A potential reduction in cazbon emissions and dependence on oil by shifrine trips
to non-motorized and alternative modes of transportation.
Reeional access is currentl}� provided by I-80� and SR-12� ��ia Ohznpic Parl.�;�ay and La
Media Road. Future improvements ���ill also connect the site �ia A4ain Street (formerly
kno�m as Rock n4ountain Road) throu2h the site in an east-���est direction, connectine
Villaee 8 West �vith Villaee 4 to the �i�est and \'illaee 8 East to the east. The Otay Ranch
GDPVplans for; and the SPA Plan implements the eventual expansion of the regional
transit system bv indudine stops for a planned Rapid Bus route along n4ain Street. Ihe
SPA Plan also plans for local transit.
As mentioned earlier; the Village 8 A'est To��m Center is desiened azound a pair of urban
couplet streets along La I�4edia Road and A4ain Street (see Attachment � — Vehiculaz
Circulation). The couplet separates each roadw-ay into a pau of one-���av streets throueh
the to«m center. Each one-way road consists of no more than hvo tra��el lanes and
includes pazallel parkine on each side of the road��=ay; striped bike lanes and sidewalks.
Reduced sveet ���idths, shade vees, minimized building setbacks and an intense mixture
of uses required alon� the couplet frame the Towm Center and provide a pedestrian
friendly atmosphere. This one-way street system within the ToNm Center reduces
pedestrian crossing distances and the number of left tum dela��s o�er conventional
road�vay desians due to the narroN�er street sections and the ability for "free' or non-
sienalized left turn mo��ements.
Pazks. Open Space and Trails
The SPA Plan identifies and describes pazk; recreation, open space and trail facilities and
their implementation within the proposed communit}�. A pedestrian network is
established through a nerivork of traiis, path���a}�s; pazks and open spaces. A 16.1 acre
community park site H�11 be the major pazk element in Villaee 8 \Vest. In addition a 3.0-
acre Tow�n Square ��thin the Town Center, and a 7.�-acre neighborhood park located in
the southeastem portion of the project will provide residents active and passive
recreational opportunities.
The Village 8 �Vest project contains a ��ide ��ariety of open space areas to promote the
overall open space element of the Otay Ranch. An a��eraee 7>-foot arterial buffer is
provided along Otay Valley Road south of the To��m Center, and a 1�.6 —acre preser��e
pazcel is also located on-site in the southwestern portion of the site. Perimeter slopes also
create an additional 23.� acres of open space.
Consistent �vith the requirements of the Otay Ranch Resource Manaeement Plan, the
proposed project must com�ev land to the Otay Ranch Preser��e. Each 1-acre of developed
land requires the dedication of 1.188 acres of land to the Otay Ranch Presen�e; to be
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December 17, 2013, Item �3
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con��eyed with the approval of each Final Subdivision Map. Pursuant to the requirements,
Village 8 West has an obligation to provide approximately 194 acres to the preserve.
The Village Pathway, that will connect all of the village cores within the villages of Otay
Ranch, will cross the site along the northem leg of Main Street connecting the pathway to
Village 7 on Magdalena Avenue and providing for a future connection to Village 4 (see
Section 6 — Pedestrian Circulation) as well as Village 8 East. This segment will also
provide a safe pedestrian corridor from the community to the Middle School in the
northeastern portion of the community. Additionally, the Village Pathway will connect in
a north/south direction along Street "A" and connect the Town Center to the Elementazy
School as well as provide a future connection for Village 8 East. The Village Pathway
also provides a connection to the Regional Trail along the ��est and south side of La
Media Road. The Regional Trail will provide access to the Otay Valley Regional Park as
required by the Otay Ranch GDP. A shared sewer and stormwater access road will create
the opportunity to connect residents to the OVRP via a 12-foot paved road along-side a
10-foot decomposed granite path that will connect the neighborhoods to the greenbelt
trail on the valley floor. Neighborhood trails are also planned to provide pedestrian
connections between neighborhoods and typically occur on slopes between
neighborhoods, at the end of cul-de-sacs, or where other site conditions do not allow for
full roadway connections.
Public Facilities
The SPA Plan describes the public facility needs,associated with the Village 8 A'est land
plan. More specifically, the SPA Plan addresses the following facilit}� needs: potable
water, recycled ti�ater, sewer service, storm water drainage, urban runoff, public schools,
chi]d caze facilities, police and fire service, library services, civic facilities and regional
facilities. Please refer to the SPA Plan (Endosure 1) pages 8-1 through 8-18 for more
details.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analvsis (FIAI
The PFFP, prepared for the city by Pacific Municipal Consultants (PMC), addresses all of
the public faciliry needs associated �i�ith Village 8 West. The PFFP has been prepared
under the requirements of the City of Chula Vista's Gro���th Management Program
(GMP), Gro�iKh Management Ordinance (GMO) (CVMC 19.09) and Chapter 9 — Gro�nh
Management of the Otay Ranch GDP. The preparation of the PFFP is required in
conjunction with the preparation of the SPA Plan to ensure that the development is
consistent ��ith the goals and policies of the City's General Plan; GMP, GMO and the
Otay Ranch GDP.
The PFFP analyzes the demand for facilities based upon the projecYs land use and
transportation phasing plan. When specific thresholds aze projected to be reached or
exceeded based upon the analysis of the development of the project, the PFFP provides
recommended mitigation necessary for continued compliance with the City of Chula
Vista's GMP, GMO and associated Quality-of-Life Threshold Standazds. The PFFP does
not propose a different development phasing from that proposed by the Village 8 West
SPA Plan, but may indicate that the development should be limited or reduced until
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certain actions aze taken to guarantee public facilities ��ill be available or provided to
meet the Qualitv of Life Threshold Standazds.
The PFFP pro��ides an analvsis of t}ueshold requirements and a set of recommendations
for public facility needs associated ��ith traffic; police, fire and emergency services;
schools; libraries, pazls, ��ater, se„�er, drainaee; air qualitv, civic center, corporation
vard, and other citv administrative facilities. y
The PFFP also indudes a Fiscal Impact Analysis (FIA) of the Villaee 8 �Vest plan and
phasing pro�am that was prepazed by PA4C as �vell. The Villaee 8 1l'est FIA has been
prepazed usina the Ciri�`s Fiscal Impact Frame���ork to provide a consistent evaluation of
all of the Chula V"ista SPAs. The Frame��ork utilizes the Cit�� of Chula Vista bud�et to
identify and allocate variable revenues and costs that gro«� proportionally ���ith
incremental development, and sets up a consistent method to calculate revenue and cost
impacts that may chanee according to the specific de��elopment program. Such vaziables
include propertv taxes, ��ehicle license fees; sales ta�: receipts, and transient occupancy
tax receipts.
Based on the FIA and the assumptions contained therein, annual fiscal impacts are
neeative from Year 1 through 1'eaz 9 (assuming an Espenditure Real Inflation Rate of
0%). In the first veaz there is a net fiscal deficit of approsimatel}� �29,200; which spikes
in Yeaz 6 at �87.200 and turns positive in Year 10 «�ith a surplus of approximately
S18,300. The fiscal surplus gro�;�s to an annual net fiscal surplus of approximately
5�40;000 b�� build out, Year 20. Residential units aze primaril}� constructed durine the
early yeazs of the project ���hich produce greater costs than revenues, creatin� the earh�
yeazs' deficit. �4'itl� more non-residential de��elopment unden�°ay benveen }�ears � and 9,
the deficit declines as more non-residential development is constructed resulting in
additional propem� and sales taxes. From Year 10 to buildout (Yeaz 20) revenues exceed
espenditures due to the significant increases in retail and office development during those
}�ears.
CVMC Section 19.09.060(J) states that "projects shall be conditioned to provide fundine
for periods �vhere expenditures exceed projected revenues." A condition has been added
to the Tentati�=e Map conditions requiring that the applicant enter into an agreement to
pro��ide such fundine. Please refer to the PFFP; «�hich includes the fiscal impact analysis,
for additional details (Appendix A, SPA Plan).
Communih�Pumose Facilities
CVD4C 19.48 requires the provision of 139 acres of land per 1,000 perso�s be zoned for
Communin� Purpose Facilities (CPF) ���hen creatins a SPA Plan. This requirement ma}�
be reduced or complied �ti�th in an altemative manner based on the availability of shazed
pazking for the use or through the provision of an extraordinarv public benefit provided
certain requirements are met.
Pursuant to the pro��isions of the Land Offer Aereement (LOA), the Applicant agreed to
provide a minimum of 4 acres of CPF land per villaee in addition to pro��iding 50 acres of
land for the lini�ersin� Park and Innovation District (UPID). The applicant is proposine
to satisfi� this requirement b�� desienating a �.8-acre pazcel (Parcel R) for CPF uses in
addition to the extraordinarv benef t of pro��iding �0 acres of land for the UPID and 160
13-11
December 17, 2013, Item �.3
Page 12 of 17
acres of preseme land to meet its conve}�ance obligations. This public benefit would not
have been obtained through the standazd provision of land in each village and is similaz
in nature to other uses permitted within the CPF designation. The land will be available
for UPID uses in compliance�vith the LOA.
Air Oualih� Improvement Plan
The City has included a Growth Management Element (GME) in its General Plan. One of
the stated objectives of the GME is to actively plan to meet federal and state air quality
standards. This objective is incorporated into the GME's action program. In addition, the
City's Grownh Management Ordinance (CVMC 19.09) requires that an Air Quality
Improvement Plan (AQIP) be prepared for all major development projects (50 dwelling
units or greater) as part of the SPA Plan process. The AQIP for the proposed project must
comply with the City's AQIP Guidelines.
The purpose of the AQIP is to provide an analysis of air pollution impacts that would
result from de��elopment of Village 8 West and to demonstrate how the design for Village
8 West reduces vehicle trips; maintains or improves traffic flo«�; reduces vehicle miles
traveled and reduces direct or indirect greenhouse gas emissions. A computer model
(INDEX), prepazed by Criterion Engineers & Planners was used to analyze the project's
land use plans wherein certain threshold scores must be met for a set of key indicators.
These "key indicators" include:
Land Use
• Use Mix
• Use Balance
• Neighborhood Completeness ,
Housing
• School Proxunity to Housing
• Transit Pro�imity to Housing
Employment
• Transit Pro�imit}�to Employment
Recreation
• Park ProYimity to Housing
Travel
• Internal Street Connectivity
• Intersection Density
• Pedestrian Netw�ork Coverage
• Residential Multi-Modal Access
• Daily Auto Driving (3Ds Methodology)
Climate Change
• Residential Building Energ}� Use
• Non-Residential Building Energy Use
• Residential Building COz
• Non-Residential Building CO
13-12
December 17; 2013; Item ��
Paee 13 of 17
Because of the project's mix of uses and other project design features. the project's
II�iDE�i anal}�sis met the required Threshold Scores and complies with tbe Cin�'s adopted
strategies for impro�ine air quality and energy conservation. A full detailed analysis is
contained in the SPA Plan (Appendix B).
I�TOnrene�+�able Enerav Conservation Plan
The Otay Ranch GDP requues the preparation of a Non-Rene�eable Ener�� Consen�ation
Plan to identifi� feasible methods to reduce the consumption of non-reneN�able enere��
sources. Cateeories identified in this plan ��fiere reductions may occur include, but aze
not limited to, transportation, buildine desi2n and use; lightine, rec}�cline and land use.
The follo���ins opportunities for enerey conservation ti�ere identified:
Transportation
• Reduced Vehide-Trip Miles
• Alternative Travel Modes
• Increase Use of Transit
• Road���av Pavement Width and Street Trees
Buiiding Desien and Use
• Housine Efficiency
• Solaz Orientation
• Use of Better-Insulated Buildines Efficiency
• Vdater Consen�ation
• Use of Enerav Efficient Appliances
• Use Improved Construction Standards
• Use of Solaz Enerey S}�stems
Lights
• Enere}� Efficient Public Liehtina
• Enerey Efficient Pm�ate Lightina
Recycling �
• Residential and Commercial Recti�cline
• I�Tew Construction Waste Reductio❑ �
Land Use
• Reduce Reliance on the Automobile
• Reeional r4ass Transit Facilities
V1'ith all ofthe features identified above being implemented by the Villaee 8 �'�'est SPA
Plan; the SPA Plan is consistent ���ith the eoals; objectives and policies of the Otay Ranch
GDP. Please refer to the I�TOn-rene"�able Energy"Consen�ation Plan for additional details
(Appendix C; SPA Plan)
Preserve Edee Plan
In accordance ���ith Policy 7.2 of the Ota}� Ranch Resource n4anageme�t Plan (RMP); a
Preserve Ed�e Plan is to be developed for all SPA Plans that contain azeas adjacent to the
Otay Ranch Presen�e. The pwpose of the Presen�e Edae Plan is to identify allowable uses
���ithin appropriate land use desienations for azeas adjacent to the presene. The Preserve
13-13
December 17; 2013, Item�
Page 14 of 17
Edge Plan identifies relevant policies from the City's MSCP Subarea Plan as well as
compliance measures that are to be implemented by the SPA Plan. The Preserve Edge
Plans analyzes "edge effect issues azeas" such as: drainage, toaic substances, lighting,
noise, invasives, buffers and access restrictions.
Compliance with the Preserve Edge Plan is implemented through a condition of approval
on both the SPA Plan and the Tentative Map. Please refer to the Preserve Edge Plan for
additional details (Appendix D, SPA Plan). ,
Fire Protection Plan
The City requires the preparation and approval of a Fire Protection Plan (FPP) with every
new SPA Plan. In addition, the California Fire Code requires a FPP with all new
development based on its proaimity to the Urban Wildland Interface. The focus of the
Village 8 West FPP is limited to three azeas: Fire Protection Planning Area A, which aze
the lands adjacent to the Otay Ranch Preserve along the project's southem boundary; Fire
Protection Plannina Area B, ��hich is adjacent to the project's easterly boundary and the
slopes of Rock Mountain; and, Fire Protection Planning Area C, ���hich consists of the
interior manmade slopes within the villaae. In order to provide the necessary defensible
space for fire suppression and to reduce the radiant heat and convective heat that would
result from a fire, each of these Planning Areas are broken into Fuel Management Zones
(FMZ).
Planning Area A is assigned three 50-foot zones that permit specific plant types and
planting requirements. Zone 1 is typically adjacent to a rear property line and is 50 feet in
width; however, it also includes some of the bachyard areas in Neighborhoods V and P
and would prohibit structures being built w�ithin it Zone 2 will extend from 50 to ]00 feet
and Zone 3 extends from 100 to 150 feet and is adjacent to the preserve. A detailed plant
list induded in the FPP identifies the plant palette and planting and maintenance
requirements for each of these zones.
Planning Area B consists of two zones that are adjacent to the rear property line and 50
feet in width. Zones 1 and 2 have the same requirements as Planning Area 1 Zones 1 and
2, however the}� have a different plarit palette as described in the FPP.
Planning Area C is composed of steep manufactured interior slopes that contain 2:1
slopes or greater and an elevation change of at least 10 feet. This zone varies in width
depending on the size of the slope. Types and spacing of plants, trees and shrubs are
outlined in the Landscape Master Plan. Please refer to the Fire Protection Plan for more
details (Appendix F; SPA Plan).
Water Conservation Plan
The City of Chula Vista's Growth Management Ordinance requires that all development
of 50 units or more prepaze a Water Conservation Plan (WCP) as part of the SPA Plan.
This plan presents a review of presently available technologies and practices that result in
water conservation in primarily residential development. This plan identifies water
conservation measures that will be incorporated into the project as a condition of
. approval on the SPA Plan. The Village 8 West WCP requires that residential
13-14
December 17, 2013. Item �3
Paee l� of]7
development provide hot water pipe insulation, pressure reducing valves and ���ater
efficient disfi��ashers. In addition, to comply ��ith the Cin�'s curzent water conservation
requirements, the de��eloper ��ill also indude dual flush toilets and ���ater e�cient
landscaping. Together these three measures annually sa��e approxunately 8;8�0 gallons
per sinele-family unit and approaimatelv 17,97� ealions per multi-family unit.
The proposed conservation measures outlined abo��e, and identified in the Village 8 West
\'�'CP, comply �vith the City of Chula Vista's Gro��th Management Ordinance and the
�oals, objecti��es and policies of the Cit��'s General Plan and the Otav Ranch GDP. Please
refer to the ��%ater Consen�ation Plan for more details (Appendi� G, SPA Plan).
Affordable Housins Plan
The Chula Vista General Plan Housine Element contains objecti��es, policies and action
proorams to accomplish ke}� affordable housine objecti��es. Key amone these is the
affordable housine policy which requires that residential de��elopment with fifty (�0) or
more d���elline units provide a minimum of 10% of the total d�;�elling units for lo��� and
moderate income households; one-half of these units (�% of the total project) being
desienated for lo��� income, and the other half(�%) to moderate income households.
�6'ithin Villaee 8 West, at total of 20� affordable units, includine 103 lo���-income units
and 102 moderate-income units, ��rill be provided. This Plan identifies that the affordable
housin� sites ��ill be Iocated «�ithin multi-family neighborhoods w�ithin; or immediately
adjacent to the To��n Center, in close prosimiri� to public transportation; schools, pazks;
retail commercial and communiri� purpose facilities. This plan complies with the
affordable housing requirements of the Cit}�'s General Plan_and the Otay Ranch GDP. As
a condition of approval of the Tentative Map, the applicant will be required to enter into a
subsequent aereement ���ith the Cin� to ensure implementation of the lo�v and moderate-
income units. Please refer to the Affordable Housing Proeram for further details
(Appendix H, SPA Plan).
Tentative Subdi��ision Map (PCS-09-041
The Villaee 8 �'�'est Tentative Map proposes the subdivision of 300.3 acres of land into
12 multi-family de��elopment pazcels, t��o (2) small lot sinele-family neighborhoods that
w�ill likely be subdi��ided aeain, 331 traditional sinele-family sites; a Community Purpose
Facility (CPF) site, an Elementarv School site; a Middle School Site and three (3)'park
sites. There �;rill be approximately 39 acres of Open Space, a 2.4-acre storcn�vater
detention basin and approximateh� 30 acres of land devoted to streets. The Villaee 8 West
Tentati��e A4ap includes a number of laree parcels that may be resubdivided as
development projects aze submitted. The SPA Plan and the design process described in
the Form Based Code «�ill conuol the d���ellina unit counts �cithin each of these lazger
pazcels and ensure that development occurs in an orderl}� manner.
The overall gradin� concept results in a development site that is sloped from the north to
the south. The aradine proposes a balanced arading proeram �+�ith approzimately 4.7
million cubic yazds of cut and fill. In compliance �i�ith the requuements of the City's
13-15
December 17, 2013, Item (3
Page 16 of 17
General Plan and the Otay Ranch GDP, contour grading techniques ��ill be utilized on all
manmade slopes.
DECISION MAKER CONFLICT
Staff has reviewed the property holdines of the City Council and has found.no property
holdings ���ithin 500 feet of the boundaries of the property that is subject to this action.
Staff is not independently aware, nor has staff been informed by any City Council
member, of any other fact that may constitute a basis for a decision maker conflict of
interest in this matter.
RELATIONSHIP TO THE CITY'S STRATEGIC PLAN
The City's Strategic Plan has five major goals: Operational Excel]ence, Economic
Vitality, Healthy Community, Strong and Secure Neighborhoods and a Connected
Convnunity. The Village 8 West Project supports the Economic Vitality goal, particularly
City Initiative 2.1.3 (Promote and support development of quality master-planned
communities). The Village 8 West implementation documents (the SPA Plan and TM)
support the development of a quality master-planned community (as described above)
and allow the City the opportunity to accept lands for the University Park and Innovation
District, as agreed to in the Land Offer Agreement between the City and the Otay Land
Company which will provide access to education for the citizens of Chula Vista and
South Bay.
CURRENT YEAR FISCAL IMPACT
The processing for the SPA Plan, Tentative Map and all supporting documents ��ere
funded by a de��eloper deposit account. This account funded city staff and consultants
representing the city on the Village 8 «'est project.
ONGOING FISCAL IMPACT
As noted earlier in this report, a Fiscal Impact Anal}�sis (FIA) ���as prepared for the
Village 8 West SPA Plan and TM. As presented in more detail in the FIA chapter of the
SPA Plan (Appendis A; SPA Plan), and based on a set of de��elopment phasing
assumptions, annual fiscal impacts are negative from Year 1 through Yeaz 9 (assuming an
E�penditure Real Inflation Rate of 0%). In the first year there is a net fiscal deficit of
approximately $29,200, which spikes in Yeaz 6 at $87,200 and tums positive in Yeaz 10,
with a surplus of approximate]y $18;300. The fiscal surplus grows to an annual net fiscal
surplus of approximately $540,000 by build out, Year 20. Residential units are primarily
constructed during the eazly years of the project which produce greater costs than
revenues, creating the deficit. With more non-residential development underway between
years 5 and 9, the deficit declines as more non-residential development is constructed
resulting in additional property and sales taxes. From Year 10 to buildout (Year 20)
revenues exceed expenditures due to the sianificant increases in retail and office
development during those yeazs.
13-16
December 17; 2013; Item �3
Pase ]7 of 17
Because the Chula \Jista Municipal Code requires that "projecu shall be conditioned to
provide funding for periods ���here expenditures exceed projected re�enues '; a condition
of approval has been added to the Tentative T4ap that requires the applicant enter into an
agreement to provide such fundin2.
ATTACHII�NTS
1. Locator Map
2. Site Utilization Plan
3. Site Utilization Plan Table
4. Reeulatine Plan
5. Vehiculaz Cuculation Exhibit
6. Pedestrian Circulation E�:hibit
Enclosures:
1. Villase 8 �T�'est SPA Plan
2. Villase 8 West TM
Prepared b}�' Scott Donaghe, Principal Planner, Development Sernices Department
13-17
�w '�F�'
LOCATOR MAP �'������;;=; �;
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ATTACHMr�lT 1
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Exhibit Zt -Site Utilizatan Plan K",�',s.
Attachment 2
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Table 2.1 - Site Utilization Summary
Commercial and Residential Publi4 4uasi PubliC and Other
"-'�;n,, °ji�Town Center:a;78=45 d ae, " �_;��''�" zCommunify Ruipns`e-FScility.(L?F)�df:��':�w���".i
Pianning Gross �} Targef �Targe4CmlRan � Planning GDP {�
Area p�s Transect� Res.Umts� in Sq.k.(K)�A�� Area Land Use� Gross Acres TmnsecN Description
B tA T-4:TC 35 0 R NH �5.8 SD:CPF CPP
C 69 T-4:TC 156 8-36 Subtotal 5.8
F 3.0 T-4:TC 5; 0•25 �''"'_'`�'*��;�-�{,r�€PotentialSchoni'(S�:Sites„�����'�_5,a
�. . . � ...< . .
H-1 7.8 T-0:TC i3 64-74A Planning � � � GDP� �GrossAaes. TramecN'� Description
H-2 1.3 T-4:TC 0 iat2
Area- land Use (Ac)
1 5 4 T-0:TC !61 0-18� � TC. 20.2 T-C:TC Ididdle�.
L iS.2' T-4:TC 460 15•65 S M19N 11.4 T-'s:MC Elcvnentary
X 0.7 i-4:Tt_ 0 0 Subtotal 31.6
Subtotal 4D.7 899 117-300
:.�.»'``"��. ;.;1,''M,':�. • �.,Parks�(P)`� 'h,� �� �-�.�� .; ��
� -:aU � � �Planning� GDP� GrossAcres ,� �
�'�:.Medium;Higti�Densiiy;Residential,�;1,1;;18 dulac�� . ,."`'x rransecN dassifiration
�'�_. �t,,, � Area Land Use (Ac)
Planning Gross Transect�'� Target p p �7,q SD:P Community
Area Acres Res.Un'rts�'�
qs G TC 3.0 SD P To�vn Square
E 5:3 T-3:NC
T P 7.S Sn:P tJeighborhood
I 6.6 Td:NC l2?
Subtotal 27.9
M 6.5 T-3_NC 1S3 - ,. , �.�_
; ����.�rOpen.Space_(OS)'. : _r:�x�:u,��'• v =
0 8.9 T-3:NC to0 -
Suhtotal 29.5 530 Planning GDP' Gross�Acres Transect�'� Ciass'rfitation
/liea Iand Use (Ac)
_ ��� Medium:DensityiResidential� - ':r � * Y C��OSW�? 15.6 �T�1.OP Pieserve(hAS{p1
� r.>„j_.e.s*�r„�.e.�.,,,-..,��.- _ .
. ..._ . _ .� .Attachedl�etached„;64J:1<dulac.._.w__-.._.,,,,u_.._ OS-1 O5� 23.5 T-1:05 O�nSpace'
Planning Gross �} Taiget
Area q�s, TransecN Res.Unih{z� Su6mtal 39.1
Q� 14.7 T-2:NG 16G ��°��;�'xv','��"� . .�,�, � `:Other,�r,' -;�hr=:";�"-h-�;x� " �
U 11�.5 T-2:NG 130 Planning GDP� GrossAves Trensect�'� Descriptionu
Subtotal 26:2 290 Area land Use. (Ac) �
.VJ iC 2A SD:R Basin
`' Low-Meiliu'm'"'Densiry.ResideotialYllage-3y6;dWaC ' Right-ot-V��ay NA 30.1. NA Anerials
Pianning Grois Transect��� Target
Area Aves Res.Unitsm Subtotal 325
N 19.6 T-2.NE. ll7 '�iOTAL�`''�-;' ,136'.9 � ' ' � _
P 26.4 T-2:tdE 124
` �' h .-SPA�Tntal`Area:3003'Gro"s3Acres�'�s ' �" �s
V 205 T-2:NE 90 - - • � �
Subtotal 67.0 331
�TOTAL • 163.�'4 . � "`�, ,�q "� :2iU507;ig- ` ; `�300Km��3 .•
Notes:
1. Tfansecu are defined in Chapte�3
2. See Chapte�9 regarding Intensiry Transfeis and minimum commercial square footage�equirements.
3: 17,000 sf oi office and 100,(100 st oi retzil for tne Iow.�range; 50,000 sf of o{fice and 250,D�0 sf o(retail for�hz high r�nge(exdudes Liv2NJork)
A. As Defin=d by CVh1C 19.48.
5. School si!es will reven m the undedying ose ii sites'are not accepted 6y the school disuict.Parcel D shall revert ro Toa.m Cente�and i?arcel S shall reve�t
to P.lzdium-High Densiry R�sidential
6. Ciwla Vistz Open Space PrESZFve
7. Aneaoe d�s not indude 15.o-aci=San Diego Reservoii
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Exhibit 3.2- Regulating Plan
Attachment 4
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r f ', � � �� 6-LanePrime
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�� t �- Notes:
Og-� � , � 1. Alignment d parkway residential
1 ' n,i� sueets m be determined 6�
y 1 Tentatn�e Map{s)
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- Section 5.6.13)
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Attachment 6
f� �-�3
RESOLUTION
RESOLUTION OF THE CITY COLTNCIL OF THE CITY OF
CHULA VISTA APPROVING THE OTAY RANCH VILLAGE
EIGHT WEST SECTIONAL PLANNING AREA (SPA) PLAN
PROPOSING 62] SINGLE-FAMILY DWELLING UI�TITS, 1,429
MULTI-FAMILY DWELLING UNITS, AND 300,000 SQUARE
FEET OF RETAIL AND OFFICE USES FOR AN
APPROXILATELY 300.3 ACRE SITE LOCATED SOUTH OF
THE EXISTING TERMINUS OF LA MEDIA ROAD, AND
SOUTHWEST OF THE INTERSECTION OF MAGDALENA
AVENUE AND MAIN STREET.
I. RECITALS
A. Project Site
WHEREAS; the area of land that is the subject of this Resolutio❑ is diagrammatically
represented in Exhibit A attached to and incorporated into this Resolution, and commonly known as
Otay Ranch Village 8 West, and far the purpose of general description herein consists of
approximately 3003 acres generally located south of the existing terminus of La Media Road, and
southwest of the intersection of Magdalena Avenue and Main Street (Project Site); and
B. Project; Application for Discretionary Approvals
WHEREAS, on July 30, 2009, a duly verified application requesting approval of Sectional
Plan Area (SPA) Plan (PCM-09-18); was filed �vith the City of Chula Vista Development Services
Department by Otay Land Company, LLC.("Applicant"and "Owner); and
WHEREAS, the proposed SPA Plan is entitled "Sectional Planning Area Plan, Village 8
West, May 2013" which inc]udes and is incorporated therein all of the attached Appendices, on file
in the Office of the City Clerk; and
C. Prior Discretionary Approvals
WHEREAS, the development of the Project Site has been the subject matter of a General
Plan Amendment GPA-09-01, and the Otay Ranch General Development Plan Amendment
GDPA 09-1 l, previously approved by the City Council on February 26; 2013, by Resolution No.
2013-029 (GPA/GDPA Resolution) wherein the City Council, in the enviromnental evaluation of
said GPA/GDPA, relied on the Otay Ranch General Plan Amendment and General Development
Plan Amendment Supplemental Environmental Impact Report No. 09-01, SCH #2004081066
(SEIR 09-01); and
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D. Environmental Determination
VJHEREAS; the Cin�'s Development Services Director has re��ie�i-ed the Project for
compliance ���ith the Califomia Environmental Qualin� Act (CEQA) and determined that the
Project would result in a sienificant impact to the em�ironment, and therefore has prepared the
Village 8 West Sectional Planning Area and Tentati��e Map Environmental Impact Report CV-
EIR 10-03: and
E. Plannine Commission Record of Application
V�'HEREAS; the Development Services Director set the time and place for a hearing on the
Project, and notice of the hearing, together �2th its purpose; was given by its publication in a
newspaper of eenerai cuculation in the Ciri� and its mailine to propem� owmers n�thin �00 feet of
the exterior boundarv of the Project Site at least ten (]0)days prior to the hearine; and
WHEREAS, the Plannine Commission held an advertised public hearine on the Project
on \'ovember 20; 2013 and voted s-x-x-x to fonvazd a recommendation to the Citv Council on
the Project; and
\VHEREAS; the proceedings and all evidence introduced before the Planning Commission
at the public hearine on the Project held on November 20; 2013 and the Minutes and Resolution
resulting therefrom; aze incorporated into the record of this proceeding; and
F. Ciry Council Record of Application
R'I-IEREAS, the City Clerk set the time and place for the hearine on the Project application
and notices of said hearines; toeether «2th its purposes eiven by its publication in a newspaper of
general circulation in the City and its mailing to properR� o��mers �vithin �00 feet of the exterior
boundaries of the Project Site at least ten (10)da}�s prior to the hearine; and
V✓HEREAS, the duly called and noticed public hearing on the Project was held before the
Ciri� Council on December 17. 20li in the Council Chambers in the Cirv Hall. Chula Vista Civic
Center, 276 Fourth Avenue, at 2:00 p.m. to receive the recommendations of the Planning
Commission, and to heaz public testimony with regazd to the same. The proceedings and any
documenu submitted to the City Council as the decision-makers shall comprise the entire record of
the proceedines; and
WHEREAS, immediately prior to this action; the Cih� Council revie���ed and certified Final
EIR 10-03 (FEIR-10-03) and adopted the Findines of Fact; Statement of Overridine Considerations;
and A4itigation Monitorine and Reporting Proffam, pursuant to Resolution X�l'X�
NOW. THEREFORE, BE IT RESOLVED that the Ciri� Council of the City of Chula Vista
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Resolution No.
Page 3
does hereby find, determine, and resolve as follows:
II. CERTIFICATION OF COMPLIANCE l�'ITH CEQA
The City Council, in the exercise of their independent review and judgment, immediately
prior to this action, reviewed and certified FEIR-10-03 and adopted the Findings of Fact,
Statement of Ovemding Considerations, and Mitigation Monitoring and Reportine
Program, which aze attached to this Resolution as Exhibit `B".
III. SPA FINDINGS
A. THE PROPOSED SECTIONAL PLANNING AREA PLAN IS IN CONFORI�4ITY
WITH THE OTAY RANCH GENERAL DEVELOPMENT PLAN AND ITS
SEVERAL ELEMENTS.
The proposed Village Eight West SPA Plan reflects land use designations,
circulation, and public facilities that are consistent with the Otay Ranch General
Development Plan and the Cit}� of Chula Vista General Plan. The proposed SPA
Plan is compatible with previously approved plans and regulations applicable to
surrounding sites and, therefore, the proposed SPA Plan can be planned and zoned
in coordination and substantial compatibility with surrounding development.
B. THE PROPOSED SPA PLAN WILL PROA�OTE THE ORDERLY
SEQUENTIALIZED DEVELOPMENT OF THE INVOLVED SECTIONAL
PLANNING AREAS.
The proposed Village Eight West SPA Plan will promote the orderly sequentialized
development of the SPA Plan azea because the project will be developed in a
manner that is consistent with the project's Form Based Code, Phasing Plan, and
Public Facilities Financing Plan.
C. THE PROPOSED SPA PLAN WOULD NOT ADVERSELY AFFECT
ADJACENT LAND USE, RESIDENTIAL ENJOYMENT, CIRCULATION OR
ENVIRONMENTAL QUALITY.
The proposed SPA Plan has been revie�ved and has been determined to be
consistent �vith the overall land use pattern and circulation s}�stem envisioned in
the Otay Ranch General Development Plan. Environmental Impact Report FEIR -
10-03 and its associated Mitigation Monitoring and Reporting Program have been
prepared and any impacts associated with the proposed SPA Plan would be
mitigated to the extent feasible. Thus, the proposed SPA Plan will not adversely
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Resolution No.
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affect the adjacent land uses, residential enjo}ment, circulation or environmental
qualitv of the surroundine uses.
N. COI�rDITIONS OF�.PPROVAL
I. Prior to approval of any land development permits, the Applicant shall demonstrate that
the applicable Air Quality Improvement Plan (AQIP) project design features and
measures outlined in the Air Quality Improvement Plan pertaining to the desian,
construction and operational phases of the project have been incorporated in the project
design.
2. Prior to issuance of building permits or approval of landscane construction plans, the
Applicant shall implement the applicable mandatory ���ater quality conservation measures
of the 1�rater Consen�ation Plan of the SPA Plan.
3. Prior to approval of any Project proposine private development of property designated for
a school use, prior to the e�piration of the school site resen�ation, the Applicant shall:
a. Provide e�idence and proof of agreement from the applicable school district that
the site has not been deternuned bv the district to be needed for use as a school
site.
b. Obiain appro��al of a SPA and Administrative Amendment approving the
underlyin� use for the site(s)pursuant to SPA Section 9.3.2.B.
4. All of the terms; covenants and conditions contained herein shall be binding upon and
' inure to the benefit of the heirs, successors, assigns and representati}�es of the Developer
as to any or all of the Property. For the purpose of this document "Developer` shall ha��e
the same meanins as "Applicant."
�. If anv oF the terms. covenants or conditions contained herein shall fail to occur or if thev
aze, by their terms, to be implemented and maintained over time; if any of such conditions
fail to be so implemented and mainiained according to their terms, the City shall have the
right to revoke or modify all approvals herein granted includin2 issuance oF buildine
permits; deny; or further condition the subsequent approvals that are derived from the
approvals herein granted; institute and prosecute litigation to compel their compliance
�vith said conditions and/or seek damaees for their violation.
6. The Applicant shall indemnifi�, protect, defend and hold the Cin� its aeents; officers and
employees harmless from and aeainst any and all claims, liabilities and costs, includina
attomeys' fees, azising from challenges to the Village 8 ��est Sectional Planning Area
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Resolution No.
PBaC 5
Plan and Tentative Map Environmental Impact Report (CV-EIR-10-03) Mitigation
Monitoring and Reporting Program for the Project, the Otay Ranch Village 8 West
Sectional Planning Area (SPA, PCM-09-18) Plan, and/or any and all entitlements issued
by the City in connection with the Project. The Applicant and the City agree that the
indemniry pro��isions contained in the Development Agreement satisfy this condition.
7. The Applicant shall comply with all conditions of approval, guidelines, policies, and any
other applicable requirements of the following plans and programs, as amended from time
I to time: The City of Chula Vista Municipal Code; the Chula Vista Subdivision Manual;
City of Chula Vista Multiple Species Conservation Program (A�SCP) Subarea Plan; City
of Chula Vista Design and Construction Standards; the Development Storm Water
Manual for Development and Redevelopment Projects; the City of Chula Vista Grading
Ordinance, CVMC 15.04; the State of California Subdivision Map Act; the City of Chula
Vista General Plan; the City's Growth Management Ordinance; Chula Vista Design
Manual; Chula Vista Landscape Manual; Chula Vista Fire Facility Master Plan, and Fire
Department Policies and Procedures; Otay Ranch General Development Plan, Otay
Ranch Resource Management Plan (RMP) Phase 1 and Phase 2, including the Preserve
Conveyance Schedule; City of Chula Vista Adopted Parks and Recreation Master Plan;
Otay Ranch Wide Affordable Housing Plan; Otay Ranch Overall Design Plan; Otay
Ranch Village 8 West Sectional Planning Area (SPA, PCM-09-18) Plan and supporting
appendices, including: Public Facilities Finance Plan (PFFP), Affordable Housing Plan,
Air Quality Improvement Plan (AQIP), Agricultural Plan, Fire Protection Plan, Non-
Renewable Energy Conservation Plan, Preserve Edge Plan, and Water Conservation Plan
(WCP), as amended from time to time; and Viliage 8 West Tentative Map (TM) CVT-
09-04. The Project shall comply with all mitigation measures specified in the Otay Ranch
Village 8 West Sectional Planning Area Plan and Tentative Map Environmental Impact
Report (CV-EIR-]0-03) Mitigation Monitoring and Reporting Program, to the satisfaction
of the Development Services Director. �
8. The Applicant acknowledges and agrees to comply with the provisions of the City of
Chula Vista Greenbelt Master Plan (September 16, 2003) as expressed in the SPA Plan.
9. The Project shall satisfy the requirements of the Parkland Dedication Ordinance (PDO)
pursuant to Chula Vista Municipal Code Chapter 17.10. The Ordinance establishes a
requirement that the project provide three (3) acres of local parks and related
improvements per 1,000 residents. Local parks are comprised of community parks and
neighborhood parks. Overall park obligation shall be met through the payment of fees,
dedication of land, or a combination thereof in a manner acceptable to the Director of
Development Services.
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Resolution I�'o.
Pase 6
10. Phasing approved «�ith the SP.A Plan may be amended subject to approval b}� the Director
of Development Sen�ices and the Cip�Engineer.
11. The Applicant shall enter into supplemental asreement(s) �cith the Ciri�, prior to approval
of each Final Map for an��phase or unit, whereby:
a. The Developer agree(s) that the Ciry mav �vithhold buildine permits for any units
�;�ithin the Project Site in order to have the Project comply ���ith the Gro«�th
Manaeement Program; or, if an�� one of the follo��-ine occur:
i. Regional development threshold limits set by a Chula Vista transponation-
phasing plan, as amended from time to time. have been reached.
ii. Traffic volumes, level of sen�ice, public utilities and/or services either
exceed the adopted City threshold standazds or fail to compl}�«�ith the then
effective Growth Manaeement Ordinance and Gro�nh Mana�ement
Program and any amendments thereto.
iii. The project's required public facilities, as identified in the Public Facilities
Finance Pian (PFFP), or as amended or othen;2se conditioned; ha��e not
been completed or constructed in accordance «�ith the project entidements
including the Development Aereement to the satisfaction of the Cirv. The
Developer may propose chanees in the timine and sequencine of
development and the construction of improvements affected. In such case,
the PFFP may be amended after revie��� and approval bti� the Cih�'s
Director of Development Services and the City Eneineer. The Developer
aeree(s) that the Cih� may withhold building permits for any of the phases
of development identified i❑ the PFFP for the Project if the projecrs
required public facilities, as identified in the PFFP or in accordance ���ith
the Development Agreement aze not meting the Cit}�'s sta�dard operatine
thresholds. Public utilities shall include, but not be limited to; air quality,
drainage, se«�er and water. .
12. Afier final SPA approval, the Applicant shall submit electronic versions of all SPA
documents; includine text and eraphics; to the Development Services Department in a
format specified and acceptable to the Development Services Director.
13. The Applicant shall complv with the Fire Department's codes and policies for Fire
Prevention. As part of any submittal for desien re��ie�i�, a fire access and �vater suppl}�
plan prepazed b}� a licensed eneineerine firm; H�hich has been determined to be qualified
in the sole discretion of the Fire Mazshall; shall be submitted for approval by the Cit�� of
Chula Vista Fire Mazshall. The plan shall detail ho�v and when the Applicant shali
provide the follo«�ing items either prior to the issuance of buildine permit(s) for the
Project, or prior to delivery of combustible materials on an}� construction site on the
Project, whichever occurs earlier:
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Resolution No.
Page 7
a. Water supply consisting of fire hydrants as approved and indicated bv the Fire
Department during plan check to the satisfaction of the Fire Marshall. Am�
temporary water supply source is subject to prior approval b}�the Fire Marshal.
b. Emergency vehicle access consisting of a minimum first layer of.hard asphalt
surface or concrete surface, with a minimum standard width of I S feet.
c. Street signs installed to the satisfaction of the City Engineer. Temporary street
signs shall be subject to the approval of the City Engineer and Fire Marshall.
Locations and identification of temporary street signs shall be subject to review and
approval by the City Engineer and Fire Marshall.
V. GOVERi`'MENT CODE SGCTION 66020 NOTICE
Pursuant to Govemment Code Section 66020(d)(1), NOTICE IS HEREBY GIVEN that
the 90 day period to protest the imposition of any impact fee, dedication, reservation; or
other esaction described in this resolution begins on the effective date of this resolution
and any such protest must be in a manner that complies with Section 66020(a) and failure
to follow timely this procedure will bar any subsequent legal action to attack, set aside,
void or annual imposition. The right to protest the fees, dedications, reservations; or
other eaactions does not apply to planning, zoning, grading, or other similar application
processing fees or service fees in connection with the project; and it does not apply to any
fees, dedication; reservations, or other exactions which have been given notice similaz to
this, nor does it revive challenges to any fees for �vhich the Statute of Limitations has
previously eapired.
VI. E�ECUTION OF RESOLUTION OF APPROVAL
The Property Owner and the Developer shall execute this document by signing the lines
provided below, said execution indicating that the Property Owner and Developer have
each read, understood and agreed to the conditions contained in Resolution No.
and will implement same to the satisfaction of the Development Services Director. Upon
execution, this document and a copy of Resolution No. shall be recorded �vith the
County Clerk of the County of San Diego, at the sole expense of the Property Owner
and/or Developer, and a signed, stamped copy returned to the City Clerk. Failure to return
a signed and stamped copy of this recorded document within thirty days of recordation to
the City Clerk shall indicate the Property Owner/Developer's desire that the project, and
the corresponding application for building permits and/or a business license, be held in
abeyance without approval.
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Resolution I`'o.
Paee 8
Signature of Propem� O�mer Date
Sienature of Developer Date
VII. CONSEQiJE\iCE OF FAILURE OF CONDITIONS
� If anv of the foreoing conditions fail to occur; or if they are, bv tlieir terms, to be
implemented and maintained over time, and any of such-conditions fail to be so
implemented and maintained according to the their terms; the City shall ha��e the right to
re�roke or modify all approvals herein aranted. deny or further condition issuance oF future
buildine permiu, den}, revoke or further condition all certificates of occupancy issued
under the authorin� of approvals herein eranted, instituted and prosecute litigate or compel
their compliance or seek damages for theu violations. No vested rights aze eained b��
Applicant or successor in interest by the Ciri approval of this Resolution.
VIII. li`TVALIDITY; AUTOIvfATIC REVOCATION
It is the intention of the City Council that iu adoption of this Resolution is dependent upon
enforceabilin� of each and every term provision and condition herein stated; and that in the
eve�t that any one or more terms; provisions or conditions are detemuned by the Court of
competent jurisdiction to be invalid, illeeal or unenforceable; if the City Council so
determines in its sole discretion, this Resolution shall be deemed to be revoked and no
further in force or in effect ab initio.
BE IT FURTHER RESOLVED, that based on the above-referenced Findines and
Conditions of Approval, the Citv Council does hereb�� approve the \'illa�e Eight R'est SPA Plan.
Presented by: Approved as to form by:
Kellv Brouehton / Glen R.
Director of De��elopment Services '����in� Attorney
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ORDINANCE N0.
ORDINANCE OF CITY OF CHULA VISTA APPROVING THE
SECTIONAL PLANNING AREA(SPA)PLANNED COMMlINITY
DISTRICT (FORM BASED CODE) REGULATIONS FOR OTAY
RANCH VILLAGE EIGHT R'EST
WHEREAS, the property which is the subject matter of this Ordinance is identified as
Exhibit"A"attached hereto and incorporated herein by this reference and commonly knoNm as Otay
Ranch Village Eight West,which consists of appro�imately 300.3 acres generall}�located south ofthe
exi sting terminus of La Media Road, and southwest of the intersection of Magdalena Avenue and
Main Street (Property); and
WHEREAS,an application(PCM-09-18) to consider a new Sectional Planning Area(SPA)
Plan, including Planned Community District Regulations/Development Code(Form Based Code)
for Village Eight West (Project) �vas filed with the City of Chula Vista Development Services
Department on July 30, 2009, by Otay Land Company, LLC ("Applicant' and "Owner"); and
WHEREAS, the Project is intended to ensure that the Otay Ranch Village Eight West SPA
Plan is prepared in accordance with the Otay Ranch General Development Plan(GDP)to implement
the City of Chula Vista General Plan for Eastem Chula Vista to promote the orderly plannina and
long term phased development of the Otay Ranch GDP and to establish conditions which will enable
Otay Ranch Village Eight West to exist in harmony within the community; and
WHEREAS,the development of the Property has been the subject matter of a General Plan
Amendment GPA-09-01, and Otay Ranch General Development Plan Amendment GDPA 09-11,
previously approved by the City Council on February 26, 2013, by Resolution No. 2013-029
(GPA/GDPA Resolution); and
WHEREAS, the development of the Property relied on the Otay Ranch General Plan
Amendment and General Development Plan Amendment Supplemental Environmental Impact
Report No. 09-01, SCH #2004081066 (SEIR 09-01); and the Findings of Fact and Mitigation
Monitoring and Reporting Program, previously adopted on February 26, 2013; and
WHEREAS, the Project is established pursuant to Title 19 of the Chula Vista Municipal
Code, specifically Chapter 19.48 (PC) Planned Community Zone, which is applicable to the Otay
Ranch Village Eight WesrSPA Land Use Plan; and
WHEREAS, the Project establishes a Form Based Code applicable to the Open Space
Preserve District, Open Space District,Neighborhood Edge District,Neighborhood General District;
Neighborhood Center District, Town Center District, Park District, Community Purpose Facility
District, and Basin District, located in the Otay Ranch Village Eight West SPA Land Use Plan; and
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Ordinance No.
Paee 2
VdHEREAS, the Ciri�'s Development Services Director has re��iewed the Project for
compliance with tt�e Califomia Em�ironmental Quality Act(CEQA)and determined that the Project
���ould result in a sienificant impact to the environment, and therefore, the Villaee 8 Vdest Sectional
Plannine Area and Tentative Map Em�ironmental Impact Report (EIR 10-03) n�as prepazed; and
WHEREAS, the Planning Commission set the time and place for a hearins on said Project
and notice of said hearine, together�vith its purpose, «=as given bv its publication in a ne���spaper of
general circulation in thye Cin� and its mailine to property o�mers «�ithin �00 feet of the exterior
boundaries of the Project site at least ten days prior to the hearing; and
P✓HEREAS; the hearine was held at the time and place as advertised, namely 6:00 p.m.
November 20;2013 in the Human Resources Trainine Room located in Buildina C.Rooms B-11 I R
B-112, 276 Fourth Avenue, and the Planning Commission voted 0-0-0-0 to appro��e Plannine
Commission Resolution PCM-09-18 recommending to the Ciq�Council approval ofthe Project;and
WHEREAS;a duh�noticed public hearine�vas scheduled before the City Council ofthe Cim
of Chula Vista to appro��e the Project; and .
Whereas, the proceedings and any documents submitted to the Citv Council as the decision-
makers shall comprise the entire record of the proceedings.
NOW, THEREFORE, THE CITl' COUI�'CIL of the Ciry of Chula Vista does hereby order
and�ordain as follo«�s:
I. PLAI�TI�TIi�TG COA4MISSION RECORD
The proceedin2s and all evidence introduced before the Plannine Commission at theu public
heazing held on I`'o��ember 20,2013 and the Minutes and Resolutions resultine therefrom,aze
hereby incorporated into the record of this proceeding. These documents: alone �vith am�
documents submitted to the decision-mal:ers, shall comprise the entire record of the
proceedings for an}� CEQA claims.
II. COMPLIAI�'CE �T�'ITH CEQA
Immediatelv prior to this action, the Ciri� Council revie�ved and certified EIR-10-03 and
adopted the Findines of Fact; Statement of Overridine Considerations, and n4itieation
Monitorin� and Reporting Program, pursuant to Resolution
III. ACTIOI�'
The Ciry Council hereby adopts an Ordinance approvine the Otay Ranch Villaee Ei2ht\'�%est
SPA Planned CommuniR� District Rewlations (Form Based Code), finding that thev are
consistent with the City of Chula Vista General Plan,the Otay Ranch General Development
� Plan and all other applicable Plans; as set forth in Resolution adoptine the Village
Eight V1est SPA Plan, and that the public necessity; convenience, general welfare and Qood
plannine and zonine practice support their approval and implementation.
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Ordinance No.
Page 3
N. SEVERABILITY
If any portion of this Ordinance, or its application to any person or circumstance, is for any
reason held to be ,invalid, unenforceable or unconstitutional; by a court of competent
jurisdiction,that portion shall be deemed severable,and such invalidiry,unenforceability or
unconstitutionality shall not affect the validity or enforceability of the remaining portions of
the Ordinance,or its application to any other person or circumstance.The City Council of the
City of Chula Vista hereby declares that it�vould have adopted each section,sentence,clause
or phrase of this Ordinance, irrespective of the fact that any one or more other sections,
sentences, clauses or phrases of the Ordinance be declared invalid, unenforceable or
unconstitutional. -
V. CONSTRUCTION
The Ciry Council of the City of Chula Vista intends this Ordinance to supplement, not to
duplicate or contradict, applicable state and federal law and this Ordinance shall be construed
in light of that intent.
VI. EFFECTIVE DATE
This Ordinance shall take effect and be in full force on the thirtieth day from and afrer its
adoption.
VII. PUBLICATION
The City Clerk shall certify to the passage and adoption of this Ordinance avd shall cause
the same to be published or posted according to law.
Presented by Approved as to form by
Kelly Broughton /,,,�Glen .
Development Services Director �� City tattorney
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COUI�'CIL RESOLUTION NO.
RESOLUTIOI�' OF THE CITY COUI�iCIL OF THE CITY OF
CHLJLA �'ISTA APPRO�'ING A TE?�'TATIVE SUBDNISION
MAP FOR THE OTAY RANCH VILLAGE 8 �l'EST PROJECT
SUBJECT TO THE CONDITIONS COI�'TAII�TED HEREI,�r
I. RECITALS
R'HEREAS, the parcel of land which is the subject matter of this Resolution is depicted
in E4hibit "A", attached hereto and incorporated herein by this reference for the purpose of
general description consists of 300..i acres, and identified in County Assessor Records as
APNs 644-070-12-00 and 644-070-14-00 ; (Project Site); and
R'HEREAS, on July 30, 2009, dulv verified applications requestine approval of a
Tentative Subdivision Map (PCS-09-04), Chula Vista Tracr No. 09-04 (Tentative
Subdivision Map), Sectional Plan Area (SPA) Plan (PCM-09-18), General Development Plan
(PCM-09-11) (GDP), and General Plan rlmendment (GPA-09-01); �;�ere filed ���th the City
of Chula \'ista De��elopment Sen�ices Department by Otay Land Company;
LLC.("Applicanr' and "O�imer'); and '
WIIEREAS, the development of the Project Site has been the subject matter of General
Plan Amendment GPA-09-01, and the Otav Ranch General Development Plan Amendment
GDPA-09-11. previously approved by the Citv Council on February 26. 2013, by Resolution
No. 2013-029 (GPA/GDPA Resolution) «�herein the Citv Council, in the environmental
evaluation of said GPA/GDPA, relied on the Otay Ranch General Plan and General
Development Plan .�mendment Supplemental Em�ironmental Impact Report No. 09-01;
SCH#2004081066 (SEIR-09-01); and
WHEREAS; the City's Development Services Director has reviewed the Project for
compliance with the Califomia Environmental Quality Act (CEQA) and determined that the
Project would result in a significant impact to the environment, and therefore has prepared
the Villaee 8 �'�'est Sectional Planning Area and Tentative n4ap Em�ironmental Impact Report
EIR-10-03; SCH»2010062093 (EIR-10-03); and
WHEREAS, on December 17, 2013, the Applicant obtained approval of the Otay Ranch
Villaee 8 �'�'est Sectional Planning Area (PC�4 09-18) establishine the pattem of land uses
and circulation, polices to guide the development of the Project Site; and establishing the
zonin� for the property; wherein the' Ciri� Council; in the em�ironmental evaluation of said
Sectional Plannina Area, reviewed; considered and certified Final EIR-]0-O.i (FEIR-10-03)
and adopted the Findings of Fact; Statement of O��erridine Considerations; an n4itieation
Monitorine and Reporting Program, pursuarit to Resolution�'A'X; and
WI-IEREAS. said Applicant requests approval of a Tentative ivlap to subdivide 300.3
Acres into pazcels supporting 1,429 multi-family residential units; 621 single-famih�
residential units; and 300;000 squaze feet of retail and office uses (Project) on said Project
Site: and
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WHEREAS, a hearing time and place was set by the Planning Commission for
consideration of the Project and notice of said hearing, together ��ith its purpose, ���as �i��en
by its publication in a newspaper of general circulation in the City, and its mailing to property
owners and residents �vithin 500 feet of the exterior boundaries of the property, at least ten
I;10) days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the Project
on November 20, 20li; the Planning Commission took public testimony; heard staffs'
presentation; and reviewed and considered EIR-]0-03, and the Project; and
WHEREAS, following staffls presentation and hearing of public comments, the Planning
Commission considered all evidence and testimony presented and voted 0-0-0-0 to
recommend that the City of Chula Vista City Council certify FEIR-10-03 and approve the
Project; in accordance �vith the Findings and subject to the conditions contained in this
Resolution; and _
WHEREAS, following the Planning Commission's public �hearing on the Project, a
hearing time and place was set by the City Council for consideration of the 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 propeRy o�mers within 500 feet of the
exterior boundary of the Project, at least 10 days prior to the hearing; and
WHEREAS, the duly called and noticed public heariug on the Project was held before the
City Council on December 17, 2013 in the Council Chambers, 276 Fourth Avenue, at 2:00
p,m. to receive the recommendations of the Planning Commission, and to hear public
testimony with regard to the same; and
WHEREAS, immediately prior to this action, the City Council revie���ed and certified FEIR-10-
03 aind adopted the Findings of Fact, Statement of Overriding Considerations, and Mitigation
Monitoring and Reporting Program,pursuant to Resolution XXXX.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Chula Vista that
it does hereby find, determine and resoh�e as follows:
II. PLANNING COMMISSION RECORD
Record of the proceedings of the Planning Commission at their public hearing on
November 20, 2013, including their vote upon Planning Commission Resolution No.
PCM-09-08 recommending approval of the Project, along with any relevant comments,
have been provided to the City Council and are hereby incorporated into the record of
this proceeding.
III. CERTIFICATION OF COMPLANCE R'ITH CEQA
The City Council, in the exercise of their independent review and judgment, immediately
prior to this action, on December 17, 2013, reviewed and certified FEIR-10-03 and
adopted the Findings of Fact, Statement of Overriding Considerations, and Mitigation
Monitoring and Reportin�Program b}� Resolution XXX.
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I��. TEI�TTATIVE SUBDNISIOI�' MAP FI?�TDIi�'GS
A. Pursuant to Govemment Code Section 664735 of the Subdi��ision Map Act; the Citv
Council finds that the Tentative Subdivision Map, as conditioned herein for the Otav
� Ranch Viliaee 8 West Project (Project), is in conformance �i=ith the elements of the Cin�'s
General Plan. based on the follo���ine:
1. Land Use and Circulation
The Project is consistent «�ith and implements the Otay Ranch Villaee 8 West
Sectional Plazuune Area (SPA) Plan by establishing developable pazcels; public
improvements and public facilities that will create an intensified mised-use Totim
Center and other complementazv land uses; indudine communitv purpose facilities;
public schools and parks, and residential neighborhoods that offer a variety of
housin� n�pes and densities. The To��m Center „�ould be comprised of intesrated
commercial, residential, office and to��m squaze uses that �vould encouraee use of
altemati��e modes of transportation and reduce reliance on the automobile. The
Project ���ill be desiened to encouraee residents to utilize altemative modes of
transportation such as rapid bus sen�ice, pedestrian sidewalks and trails_ and bic��cle
lanes.
The Project has been designed to include a vehicle circulation s}�stem that complies
with the requirements of the Ciri� General Plan; Otav Ranch GDP, and Otav Ranch
Villaee 8 Nest SPA plan. The circulation system includes D4ain Street to be
developed w7th nvo one-���av; two-lane couplet streets ���ith reduced lane ���idths and
bulb-outs at intersections; which w7ll enhance pedestrian comfort and safetv in the
Village Core. The construction of the circulation sti�stem �vill be phased in
accordance �vith the Village 8 «'est SPA's Public Facilities Financine Plan (an
appendix thereto) (PFFP), such that the development of the circulation system �rill
respond to planned gro��Kh and maintain acceptable levels of service, as required by
the Cit}�'s Grot��th Management Proeram.
2. Economic Development
The Project ���ill contribute to the economic base of the City by providine a new;
high-quality, energy-efficient mixed-use To�vn Center that will create a significant
employment center that includes commercial, office and multi-family residential uses;
that will enhance the image and appeazance of the Otay Ranch communitv and ���ill
benefit the local economy. Approval of the Project ���ill help achieve the General Plan
objecti��es that seek to promote a variety of job and housina opportunities to improve
the Cirv's jobs/housine balance; provide a diverse economic base, and encourage the
gro�vth of small businesses.
3. Public Facilities and Sen�ices
To fulfill educational needs of students residine in Villaee 8 ��7est, a 20.2 acre n4iddle
School site and an 11.4 acre Elementarv School site have been resen�ed as described
in the PFFP for acquisition by the Sweet�vater Hieh School and Chula. Vista
Elementary School Districts; respectively. The Project site is currentiv located in the
attendance area of the Olympian Hieh School and Rancho Del Rey Middle School;
but enrollment in those schools is expected to esceed capacity at the time the Project
is de��eloped, therefore Project residents may attend schools in adjacent neighborine
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villages as determined by the Sweetwater High School District. The Sweetwater High
School and Chula Vista Elementary School Districts would be able to accommodate
the additional students generated by the Project, and the existine schools would not be
adversely impacted by the approval of the Project.
The Project Site is �vithin the boundaries of the City of Chula Vista waste���ater
services area. Se�ver capacity needs for the Project, in conjunction �i-ith long-term
gro�nh in the area, have been analyzed in the PFFP. Sewer capacity �vill be available
to serve the Project subject to the PFFP requirements, which are included as
Conditions of Approval for the Project. Based on these requirements, no adverse
impacts to the City's sewer system or City's se�ver tlueshold standards will occur as a
result of the Project.
The Project has been conditioned to dedicate parkland for one neiehborliood park, the
Town Square; and the on-site portion of the Otay Ranch Community Park. The total
dedicated park acreage is expected to be approsimately 27.1 acres overall, ���hich
eaceeds the 17.8 acres required for Village 8 West. The- excess acreage will be
applied to the Village 9 pazk obligation. Phasing of park facilities and maintenance
has been addressed in the PFFP. The actual park facilities and amenities �vill be
determined in conjunction with the park master plan process for each individual park.
The applicant will also be required to pay park acquisition and development fees prior
to issuance of Final Maps/building permits.
The Project has been conditioned to ensure that all necessazy public facilities and
services �vill be available to serve the Project concurrent with the demand for those
sen�ices. The City Engineer, Fire and Police Departments have reviewed the
proposed subdivision for conformance ��ith Ciry safety policies and have determined
that the proposal meets those standards. Project construction will be required to
comply with the applicable California Green Building Standazds, the City's Green
Building Standards and the City's Energy Efficiency Ordinance in affect at the time
of building permit issuance, and therefore energy-efficient homes will be developed.
4. Housine
The Project will provide a variety of housing types, including high-quality, market-
rate single-and multi-family residential home ownership opportunities, as well as
affordable housing opportunities, as required by the Affordable Housing Program
prepared For Project. The Project has been conditioned to require that the Applicant
enter into an agreement to provide affordable housing prior the approval of the first
Final Map. Thus the Project is consistent with the Housing Element of the Cit}�'s
General Plan by providing additional opportunities for high-quality, market-rate
single-family residential home o��mership in the southwestern portion of the City.
5. Growth Mana ement
The Project is in compliance with applicable Growth Management Element
requirements because a PFFP has been prepared as required by the Gro���th
Management Oversight Commission (GMOC). These PFFP requirements have been
included in the Project's conditions of approval.
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6. Environmental
The Project EIR-10-03 addressed the goals and policies of the Environmental
Element of the General Plan and found development of this site to be consistent «�ith
these goals and policies. The Otay Ranch Resource Manaeement Plan requires
convevance of 1.18 acres of land to the Otay Ranch Preserve for every one-acre of
developed land prior to approval of any Finai Map, which is equivalent to
approximately 194.1 acres. The Project has been conditioned to dedicate 1�4ulti-
species Conservation Plan (MSCP) open space preserve lands prior to approval of the
Final Map. The Project is consistent with the requirements of the Ota�- Ranch
Resource Manaeement Plan (RA�IP) and MSCP Subarea Plan.
B. Pursuant to Government Code Section 66473.1 of the Subdi��ision D4ap Act, the
confieuration, orientation, and topoaraphy of the site allo��s for the optimum sitine of
lots for natural and passive heating and cooline opportunities and that the development of
the site will be subject to site plan and azchitectural review to ensure the ma�imum
utilization of natural and passive heating and cooling opportunities.
C. Pursuant to Government Code Section 66412.3 of the Subdivision A4ap Act, the Cit��
Council certifies that it has considered the effect of this appro��al on the housine needs of
the region and has balanced those needs aeainst the public service needs of the residents
of the Cit}' and the available fiscal and environmental resources.
D. The site is physically suited for development because it will be developed in
conformance �vith the Otay Ranch Village 8 West SPA Plan and EIR-10-03, ���hich
contain provisions to ensure that the site is developed in a manner that is consistent �ti�ith
the standazds established by the City for a master—planned communiri.
E. The conditions herein imposed on the Project, aze approximately proportional both in
nature and extent to the impact created by the Project; based upon the Ciri�-s police
powers. evidence provided by the record of the proceedines of EIR-10-03.
V. GOVERI�TMEI�'T CODE SECTION 66020 NOTICE
Pursuant to Govemment Code Section 66020(d) (1), NOTICE IS HEREBY GIVEN that the
90 day period to protest the imposition of any impact fee, dedication; reservation, or other
esaction described in this resolution beeins on the effective date of this resolution and anv
. such protest must be in a manner that complies ���ith Section 66020(a) and failure to follo���
timely this procedure will baz anv subsequent leeal action to attack, set aside; ��oid or annual
imposition. The rieht to protest the fees, dedications, reservations, or other esactions does
not apply to plannine; zoning, grading, or other similaz application processing fees or service
fees in connection with the project; and it does not apply to an}� fees; dedication; reservations:
or other exactions ��hich have been eiven notice similaz to this. nor does it revive challenses
to any fees for�i-hich the Statute of L'unitations has previously expired. V
VI. EXECUTIOI�' AND RECORDATIO\i OF RESOLUTIO\' OF APPROVAL
The Property o���ner and the Applicant shall execute this document by sienine the lines
provided belo�ti�. said'execution indicating that the property o�+ner and Applicant have each
read, understood, and agreed to the conditions contained herein. Upon execution, this
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document shall be recorded �i�ith the County Recorder of the County of San Diego, at the sole
expense of the property owner and the Applicant, and a signed, stamped copy of this
recorded document shall be returned within ten days of recordation to the City Clerk. Failure
to record this document shall indicate the property owner and Applicanf s desire that the
Project, and the conesponding application for building permits and/or a business license; be
held in abeyance without approval. Said document will also be on file in the City Clerk's
Office and I:no�m as Document No.
Signature of Applicant Date
Signature of Property O�vner Date
VII. 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 fai] to be so implemented
and maintained according to thcir terms, the City shall have the right to revoke or modify all
approvals herein granted, deny, or further condition issuance of al] future building permits,
deny, revoke, or further condition all certificates of occupancy 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. The Applicant shall be notified ten (10)
days in advance prior to any of the above actions being taken by the City and shall be given
che opportunity to remedy any deficiencies identified by the City ���ithin a reasonable and
diligent time frame.
VIII. INVALIDITY; AUTOMATIC REVOCATION
]t 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
ihe event that any one or more terms, provision, or conditions are determined by a Court of
competentjurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed
to be automatically revoked and of no further force and effect ab initio.
BE IT FURTHER RESOLVED that the City Council does hereby approve the Project
subject to the Findings contained herein and subject to the Conditions of Approval set forth in
E�hibit B attached hereto and incorporated herein by this reference.
Presented by: Approved as to form by:
,
Kelly Broughton /a1G �
Director of Development Services '� City Attorney
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