HomeMy WebLinkAboutV8W_SPA_11-00-13_CCNovember 2013Draft
Sectional Planning Area Plan
Village 8 West
Otay Ranch, City of Chula Vista, California
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Sectional Planning Area (SPA) Plan
for
Village 8 West
Otay Ranch, City of Chula Vista, California
Draft
November 2013
Project Sponsor/Applicant:
Otay Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008-6528
(760) 918-8200
Contact: Jeff O’Connor
Prepared By:William Hezmalhalch Architects, Inc.
2850 Redhill Avenue, Suite 200
Santa Ana, CA 92705-5543
(949)250-0607
Contact: Johanna Crooker
Table of Contents
November 2013 TOC-1
Table of Contents
Chapter 1 - Introduction
1.1 Background ...........................................................................................................1-1
1.2 Scope and Purpose ................................................................................................1-2
1.3 Location and Regional Setting ..............................................................................1-2
1.4 Document Organization .......................................................................................1-4
1.4.1 SPA Plan and the Form-based Approach ................................................1-4
1.4.2 How to Use this Document ....................................................................1-4
1.4.3 Supporting Documents ............................................................................1-6
1.4.4. Technical Studies and Plans ......................................................................1-8
1.5 Legal Significance and CEQA .................................................................................1-9
1.6 Land Offer Agreement ...........................................................................................1-9
1.7 Relationship to other Approved Plans and Documents .........................................1-10
Chapter 2 - Development Concept
2.1 Design Influence ...................................................................................................2-1
2.2 Philosophy and Objectives .....................................................................................2-2
2.3 Site Utilization ........................................................................................................2-3
2.3.1 Community Structure ..............................................................................2-3
2.3.2 Relationship to Surrounding Uses ..............................................................2-7
Chapter 3 - Development Code
3.1 Introduction ...........................................................................................................3-1
3.1.1 Applicability ..............................................................................................3-1
3.1.2 Organization.............................................................................................3-1
3.1.3 Transects and Zones .................................................................................3-2
3.2 Regulating Plan ....................................................................................................3-6
Otay Ranch Village 8 West SPA
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3.3 Zone Standards .....................................................................................................3-6
3.3.1 General Regulations Applying to all Zones ..............................................3-8
3.3.2 T-1: Open Space Preserve (OP) Zone ......................................................3-18
3.3.3 T-1: Open Space (OS) Zone.....................................................................3-19
3.3.4 T-2: Neighborhood Edge (NE) Zone ........................................................3-20
3.3.5 T-2: Neighborhood General (NG) Zone...................................................3-24
3.3.6 T-3: Neighborhood Center (NC) Zone .....................................................3-28
3.3.7 T-4: Town Center (TC) Zone ...................................................................3-32
3.3.8 SD: Community Purpose Facility (CPF) Zone ..........................................3-38
3.3.9 SD: Parks (P) Zone ................................................................................3-40
3.3.10 SD Basin (B) Zone .................................................................................3-41
3.4 Building Configurations .......................................................................................3-42
3.4.1 Conventional Home ...............................................................................3-44
3.4.2 Motor Court ..........................................................................................3-46
3.4.3 Linear Green Court ................................................................................3-48
3.4.4 Bungalow Green Court .........................................................................3-50
3.4.5 Row House ...........................................................................................3-52
3.4.6 Villa House ............................................................................................3-54
3.4.7 Stacked Units .......................................................................................3-56
3.4.8 Live/Work .............................................................................................3-58
3.4.9 Shopkeeper ...........................................................................................3-60
3.4.10 Commercial Block ..................................................................................3-62
3.4.11 Neighborhood Recreation .....................................................................3-65
3.4.12 Community Purpose Facility .................................................................3-66
3.4.13 Innovative ............................................................................................3-68
3.5 Frontage Types ...................................................................................................3-70
3.5.1 Common Yard ........................................................................................3-72
3.5.2 Porch & Fence .......................................................................................3-73
3.5.3 Stoop .....................................................................................................3-74
3.5.4 Storefront ...............................................................................................3-75
3.5.5 Arcade ...................................................................................................3-76
3.6 Performance Standards ........................................................................................3-77
3.7 Sign Regulations ..................................................................................................3-79
3.7.1. General Signage Requirements ..............................................................3-80
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3.7.2. Major and Minor Identification ..............................................................3-80
3.7.3 Changeable Signage .............................................................................3-82
3.7.4 Portable Signs .......................................................................................3-84
3.7.5 Directional Signage ...............................................................................3-85
3.7.6 Illumination of Signs ..............................................................................3-85
3.8 Shared Parking ...................................................................................................3-86
3.8.1 Shared Parking Study Process ................................................................3-86
3.8.1 Shared Parking Implementation ............................................................3-86
Chapter 4 - Community Design
4.1 Introduction ..........................................................................................................4-1
4.1.1 Community Character ..............................................................................4-1
4.1.2 Guiding Principles for Village Design .......................................................4-3
4.2 Village Identity Concept ........................................................................................4-4
4.2.1 Entries ....................................................................................................4-4
4.2.2 Corridors ................................................................................................4-4
4.2.3 Landform ................................................................................................4-4
4.2.4 Walls and Fencing ...................................................................................4-6
4.2.5 Community Lighting ..............................................................................4-10
4.2.6 Street Furniture ......................................................................................4-10
4.3 Town Center Design Guidelines ..........................................................................4-11
4.3.1 The Town Center Concept ......................................................................4-11
4.3.2 Town Center Design Fundamentals ........................................................4-12
4.3.3 Site Planning and Building Placement .....................................................4-13
4.3.4 Building Form and Relief ........................................................................4-14
4.3.5 Roof Considerations ...............................................................................4-15
4.3.6 Façade Treatment ...................................................................................4-15
4.3.7 Parking Lots and Structure .....................................................................4-16
4.3.8 Mechanical Equipment, Service, Waste and Utility Areas ........................4-17
4.4 Attached Residential Town Center Design Guidelines ..........................................4-18
4.4.1 The Small Village Concept ......................................................................4-18
4.4.2 Attached Residential Design Fundamentals ...........................................4-18
4.4.3 Site Planning and Building Placement .....................................................4-19
4.4.4 Building Form and Massing ....................................................................4-20
Otay Ranch Village 8 West SPA
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4.4.5 Roof Forms .............................................................................................4-20
4.4.6 Façade Treatments .................................................................................4-21
4.4.7 Parking, Carports, and Garages .............................................................4-22
4.4.8 Common Recreation Facilities ................................................................4-23
4.4.9 Trash Enclosures, Utilities, and Service Areas .........................................4-23
4.5 Detached Residential Design Guidelines...............................................................4-24
4.5.1 The Simple House Concept .....................................................................4-24
4.5.2 Detached Residential Design Fundamentals ..........................................4-24
4.5.3 Architectural Massing ............................................................................4-25
4.5.4 Roof Forms .............................................................................................4-26
4.5.5 Façade Treatments and Streetscape Plotting .........................................4-26
4.5.6 Garages Placement and Treatments .......................................................4-28
4.5.7 Storage, Utilities, and Services ...............................................................4-30
4.6 Community Use Facility Design Guidelines ..........................................................4-31
4.6.1 The Community Use Concept .................................................................4-31
4.6.2 Community Use Design Fundamentals ..................................................4-32
4.6.3 Site Planning and Building Placement ....................................................4-32
4.6.4 Building Mass and Form ........................................................................4-33
4.6.5 Roof Forms ............................................................................................4-34
4.6.6. Façade Treatments .................................................................................4-35
4.6.7 Parking ...................................................................................................4-35
4.6.8 Utilities and Services ..............................................................................4-36
4.7 Landscape Design Guidelines ...............................................................................4-37
4.7.1 Private Lot Planting and Landscape Concepts ........................................4-37
4.7.2 Town Center Landscaping .....................................................................4-38
4.7.3 Attached Residential Landscaping .........................................................4-39
4.7.4 Detached Residential Landscaping ........................................................4-39
4.7.5 Community Use Landscaping ................................................................4-40
4.7.6 Manufactured Slope Landscaping ............................................................4-41
Chapter 5 - Circulation & Corridor Design
5.1 A Multi-modal Approach .......................................................................................5-1
5.2 Multi-modal Planning Principles ............................................................................5-2
5.3 Existing Regional Circulation Network .................................................................5-3
5.4 Vehicular Circulation Network ..............................................................................5-4
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5.5 Alternative Modes ................................................................................................5-6
5.5.1 Low Speed Vehicle (LSV) Circulation Network .........................................5-6
5.5.2 Pedestrian Circulation Network ...............................................................5-8
5.5.3 Bicycle Circulation Network ...................................................................5-10
5.5.4 Transit ....................................................................................................5-12
5.6 Street and Trail Corridor Standards ......................................................................5-15
5.6.1 Eastbound Main Street ...........................................................................5-16
5.6.2 Westbound Main Street .........................................................................5-18
5.6.3 Northbound La Media/Otay Valley Road ..............................................5-20
5.6.4 Southbound La Media/Otay Valley Road ...............................................5-22
5.6.5 Two-Way Otay Valley Road ...................................................................5-24
5.6.6 Street A (Between Eastbound and Westbound Main Street) ..................5-26
5.6.7 Street A (Between Main Street and Street B) ..........................................5-28
5.6.8 Street A (Between Street B and Otay Valley Rd.) ...................................5-30
5.6.9 Street A (South of Otay Valley Road) .....................................................5-32
5.6.10 Street B .................................................................................................5-34
5.6.11 Parkway Residential ..............................................................................5-36
5.6.12 Common Lane.......................................................................................5-39
5.6.13 Access Road and Greenbelt Trail ...........................................................5-40
5.6.14 Neighborhood Trail ................................................................................5-41
5.7 Accent Trees .......................................................................................................5-42
5.8 Traffic Calming ...................................................................................................5-43
5.9 Transportation Demand Management (TDM) .....................................................5-46
5.9.1 TDM Strategies ......................................................................................5-46
5.9.2 Transportation Demand Agency (TMA) .................................................5-47
5.10 Roadway Phasing ...............................................................................................5-48
5.11 Roadway Maintenance .......................................................................................5-48
Chapter 6 - Grading
6.1 Introduction ...........................................................................................................6-1
6.2 Grading Requirements ...........................................................................................6-1
6.2.1 Otay Ranch General Development Plan ....................................................6-2
6.2.2 Otay Ranch Overall Design Plan ..............................................................6-3
6.2.3 Steep Slope Analysis ................................................................................6-3
6.3 Grading Concept ...................................................................................................6-6
Otay Ranch Village 8 West SPA
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6.4 Grading Practices ..................................................................................................6-6
6.4.1 Landform Grading ..................................................................................6-9
6.4.2 Erosion Control .......................................................................................6-9
6.5 Slope Maintenance ..............................................................................................6-10
6.6 Grading Review ...................................................................................................6-10
Chapter 7 - Parks & Open Space
7.1 Introduction ...........................................................................................................7-1
7.2 Open Space ..........................................................................................................7-3
7.2.1 Open Space Preserve ...............................................................................7-4
7.2.2 Perimeter Slopes .......................................................................................7-5
7.2.3 Interior Slopes ..........................................................................................7-8
7.3 Parks ..................................................................................................................7-10
7.3.1 Community Park.....................................................................................7-12
7.3.2 Neighborhood Park ................................................................................7-14
7.3.3 Town Square ..........................................................................................7-16
7.3.4 Park Tree Planting Palette .......................................................................7-17
Chapter 8 - Public Utilities & Services
8.1 Introduction ...........................................................................................................8-1
8.2 Water Supply and Master Plan ...............................................................................8-1
8.2.1 Water Supply ...........................................................................................8-1
8.2.2 Potable Water Demand ............................................................................8-2
8.2.3 Recycled Water Supply and Master Plan ..................................................8-4
8.2.4 Landscaping Water Conservation Ordinance ...........................................8-4
8.3 Sewer Service ......................................................................................................8-6
8.4 Storm Drain & Urban Runoff .................................................................................8-6
8.4.1 Drainage .................................................................................................8-6
8.4.2 Urban Runoff ..........................................................................................8-8
8.5 Dry Utilities ..........................................................................................................8-10
8.6 Development Phasing ..........................................................................................8-10
8.7 Public Schools .....................................................................................................8-12
8.7.1 Elementary Schools ...............................................................................8-13
8.7.2 Middle Schools and High Schools ...........................................................8-13
8.7.3 Continuing Education .............................................................................8-13
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8.8 Child Care Facilities .............................................................................................8-14
8.8.1 Family Day Care Homes ..........................................................................8-14
8.8.2 Facility-Based Child Care ........................................................................8-14
8.9 Police, Fire, and Emergency Services ....................................................................8-15
8.9.1 Police Protection ....................................................................................8-15
8.9.2 Fire Protection .......................................................................................8-15
8.9.3 Emergency Medical Services ...................................................................8-15
8.9.4 Emergency Disaster Plan .......................................................................8-16
8.10 Library Services ....................................................................................................8-17
8.11 Civic Facilities .......................................................................................................8-17
8.12 Animal Control Facilities .......................................................................................8-17
8.13 Integrated Solid Waste Management ...................................................................8-17
8.14 Regional Facilities .................................................................................................8-18
Chapter 9 - Implementation & Administration
9.1 Implementation .....................................................................................................9-1
9.1.1 Purpose ...................................................................................................9-1
9.1.2 Amendments ...........................................................................................9-1
9.1.3 Effect of Regulations ................................................................................9-1
9.1.4 Multiple Applications ................................................................................9-2
9.2 SPA Interpretation ..................................................................................................9-2
9.2.1 Substantial Conformance .........................................................................9-2
9.2.2 Clarification of Ambiguity .........................................................................9-2
9.2.3 Definition of Terms ...................................................................................9-2
9.3 Review Process .....................................................................................................9-3
9.3.1 Preliminary Review ..................................................................................9-3
9.3.2 Level and Scope of Reviews ....................................................................9-4
9.3.3 Submittal Requirements ..........................................................................9-9
9.3.4 Permits, Variances, and Zoning Applications ..........................................9-13
9.3.5 Subdivision Standards and Procedures....................................................9-13
9.3.6 Village 8 West Landscape Master Plan ...................................................9-13
9.3.7 Village 8 West Town Center Master Precise Plan ....................................9-13
9.4 Enforcement ........................................................................................................9-14
9.5 Monitoring and Updates ......................................................................................9-14
Otay Ranch Village 8 West SPA
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Chapter 10 - GDP Compliance
10.1 Introduction .........................................................................................................10-1
10.2 Land Use .............................................................................................................10-1
10.3 Mobility (GDP Section II.2.8.1) ............................................................................10-6
10.4 Housing (GDP Section II.2.8.2.) ...........................................................................10-7
10.5 Parks, Recreation, Open Space (GDP Section II.2.8.3) ........................................10-8
10.6 Capital Facilities (DP Section II.2.8.4) ..................................................................10-9
10.6.1 Drainage Facilities ..............................................................................10-10
10.6.2 Sewerage Facilities ..............................................................................10-10
10.6.3 Integrated Solid Waste Management Facilities ....................................10-11
10.6.4 Urban Runoff Facilities .........................................................................10-11
10.6.5 Water Facilities ....................................................................................10-12
10.6.6 Water Reclamation Facilities ................................................................10-12
10.6.7 Arts and Cultural Facilities ...................................................................10-13
10.6.8 Cemetery Facilities ...............................................................................10-13
10.6.9 Child Care Facilities ..............................................................................10-13
10.6.10 Health and Medical Facilities ..............................................................10-14
10.6.11 Community and Regional Purpose Facilities .......................................10-14
10.6.12 Social and Senior Services Facilities ....................................................10-14
10.6.13 Animal Control Facilities .....................................................................10-15
10.6.14 Civic Facilities .....................................................................................10-15
10.6.15 Correctional Facilities .........................................................................10-15
10.6.16 Fire Protection and Emergency Services Facilities ...............................10-16
10.6.17 Justice Facilities ..................................................................................10-16
10.6.18 Law Enforcement Facilities .................................................................10-17
10.6.19 Library Facilities..................................................................................10-17
10.6.20 School Facilities ..................................................................................10-18
10.7 Air Quality (GDP Section II.2.8.5) .......................................................................10-18
10.7.1 Commuter Trip Management ..............................................................10-19
10.7.2 Capacity Improvements .......................................................................10-19
10.7.3 Bicycle System Design .........................................................................10-19
10.7.4 Road Design ........................................................................................10-20
10.7.5 Planning and Land Development .........................................................10-20
10.7.6 Transit Route and Facility Design .........................................................10-20
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10.7.7 Pedestrian Design ................................................................................10-20
10.7.8 Building Design ...................................................................................10-21
10.7.9 Parking Management ..........................................................................10-21
10.7.10 Street Configuration ............................................................................10-21
10.7.11 Particulate Emissions ...........................................................................10-21
10.7.12 Energy Conservation ...........................................................................10-22
10.8 Noise (GDP Section II.2.8.6) ..............................................................................10-22
10.9 Safety (GDP Section II.2.8.7) ..............................................................................10-22
10.9.1 General Public Safety ..........................................................................10-23
10.9.2 Seismic Disturbances ............................................................................10-23
10.9.3 Floods ..................................................................................................10-23
10.9.4 Geologic Phenomena ...........................................................................10-24
10.9.5 Fire, Crime, Health Emergency, and Hazardous Substances ..................10-24
10.10 Growth Management (GDP Section II.2.8.8) .....................................................10-25
10.11 Resource Protection, Conservation & Management (GDP Section II.2.8.9) ........10-25
10.11.1 Enhance and Restore Sensitive Resources ............................................10-26
10.11.2 Wildlife Corridors ................................................................................10-26
10.11.3 Preserve Management and Maintenance ............................................10-26
10.11.4 Resource Preserve Land Uses ..............................................................10-26
10.11.5 Resource Preserve - Adjacent Land Uses .............................................10-27
10.11.6 Regulatory Framework for Future Uses ...............................................10-27
10.11.7 Physical Resources...............................................................................10-27
Appendices
A - Public Facilities Financing Plan
B - Air Quality Improvement Plan
C - Nonrenewable Energy Conservation Plan
D - Preserve Edge Plan
E - Agriculture Plan
F - Fire Protection Plan
G - Water Conservation Plan
H - Affordable Housing Program
I - Glossary
J - Monitoring Tables
Map Pocket - Tentative Map (For Information Only)
Otay Ranch Village 8 West SPA
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Table of Contents
November 2013 11
List of Exhibits
Exhibit 1.1 - Vicinity Map ..................................................................................................1-3
Exhibit 1.2 - SPA Plan Flow Chart .....................................................................................1-5
Exhibit 2.1 - Site Utilization Plan .......................................................................................2-4
Exhibit 2.2 - Surrounding Uses .........................................................................................2-6
Exhibit 3.1 - Transects .......................................................................................................3-3
Exhibit 3.2 - Regulating Plan .............................................................................................3-7
Exhibit 3.3 - Zero Lot-line .................................................................................................3-9
Exhibit 3.4 - RUE Lot ........................................................................................................3-9
Exhibit 3.5 - Paired Lots ..................................................................................................3-10
Exhibit 3.6 - Frontage Type Matrix ..................................................................................3-71
Exhibit 4.1 - Entryway and Identity Plan ...........................................................................4-5
Exhibit 4.2 - Conceptual Entry Monument Design ...........................................................4-6
Exhibit 4.3 - Typical View Fence ........................................................................................4-7
Exhibit 4.4 - Typical Solid Theme Fence/Wall ....................................................................4-7
Exhibit 4.5 - Typical Partial View Fence ............................................................................4-8
Exhibit 4.6 - Typical Sound Attenuation Wall ...................................................................4-8
Exhibit 4.7 - Typical Trail and Open Space Fence ..............................................................4-9
Exhibit 4.8 - Wall and Fence Plan ....................................................................................4-9
Exhibit 4.9 - Highly Visible Slopes ..................................................................................4-42
Exhibit 5.1 - Existing Regional Circulation ........................................................................5-3
Exhibit 5.2 - Vehicular Circulation ....................................................................................5-5
Exhibit 5.3 - Low Speed Vehicle (LSV) Circulation .............................................................5-7
Exhibit 5.4 - Pedestrian Circulation ..................................................................................5-9
Exhibit 5.5 - Bicycle Circulation ......................................................................................5-11
Exhibit 5.6A - General Plan Transit ..................................................................................5-13
Exhibit 5.6B - SPA Transit ...............................................................................................5-14
Otay Ranch Village 8 West SPA
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Exhibit 5.7 - Eastbound Main Street ................................................................................5-17
Exhibit 5.8 - Westbound Main Street ............................................................................5-19
Exhibit 5.9 - Northbound Otay Valley Road .............................................................5-21
Exhibit 5.10 - Southbound Otay Valley Road ...........................................................5-23
Exhibit 5.11 - Two Way Otay Valley Road ..............................................................5-25
Exhibit 5.12 - Street A (Between Eastbound and West bound Main Street) ....................5-27
Exhibit 5.13 - Street A (Between Main Street and Street B) ............................................5-29
Exhibit 5.14 - Street A (Between Street B and Otay Valley Road) ....................................5-31
Exhibit 5.15 - Street A (South of Otay Valley Road) ........................................................5-33
Exhibit 5.16 - Street B ...................................................................................................5-35
Exhibit 5.17 - Parkway Residential .................................................................................5-37
Exhibit 5.18 - Common Lane .........................................................................................5-39
Exhibit 5.19 - Greenbelt Trail ..........................................................................................5-40
Exhibit 5.20 - Neighborhood Trail .................................................................................5-41
Exhibit 5.21 - Typical Intersection Bulb-outs ..................................................................5-43
Exhibit 5.22 - Traffic Calming.........................................................................................5-44
Exhibit 6.1 - Steep Slope Analysis .....................................................................................6-5
Exhibit 6.2 - Conceptual Grading Plan ..............................................................................6-7
Exhibit 6.3 - Cut and Fill Map ..........................................................................................6-8
Exhibit 7.1 - Designated Parks and Open Space ................................................................7-2
Exhibit 7.2 - Perimeter Slope Tree Palette ..........................................................................7-7
Exhibit 7.3 - Interior Slope Tree Palette ..............................................................................7-9
Exhibit 7.4 - Community Park Conceptual Plan ...............................................................7-13
Exhibit 7.5 - Neighborhood Park Conceptual Plan ...........................................................7-15
Exhibit 7.6 - Town Square Conceptual Plan .....................................................................7-16
Exhibit 7.7 - Park Tree Planting Palette ............................................................................7-17
Exhibit 8.1 - Conceptual Potable Water Master Plan .......................................................8-3
Exhibit 8.2 - Conceptual Recycled Water Master Plan ......................................................8-5
Exhibit 8.3 - Conceptual Sanitary Sewer Master Plan .......................................................8-7
Exhibit 8.4 - Conceptual Storm Drain Master Plan ...........................................................8-9
Exhibit 8.5 - Conceptual Phasing Plan.............................................................................8-11
Exhibit 9.1 - Design Review Compliance Checklist ..........................................................9-10
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List of Tables
Table 2.1 - Site Utilization Summary ..................................................................................2-5
Table 3.1 - Building Configuration Standards .................................................................3-42
Table 7.1 - Open Space Conveyance Obligation ................................................................7-3
Table 7.2 - GDP Park Obligation .....................................................................................7-10
Table 7.3 - CVMC Park Obligation ..................................................................................7-10
Table 7.4 - Village 8 West Parks Summary ......................................................................7-11
Table 8.1 - School Obligations .........................................................................................8-12
Table 9.1 - Discretionary Permit Matrix .............................................................................9-8
Otay Ranch Village 8 West SPA
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Introduction
Chapter 1
November 2013 1-1
1.1 BACkGrOUnD
On October 28, 1993 the Chula Vista City Council and the San Diego County Board of Supervisors adopted
the Otay Ranch General Development Plan/Subregional Plan (GDP) as a means of implementing the City of
Chula Vista General Plan. The GDP resulted from the culmination of over 5 years of planning and provides
clear direction and policies regarding the type and intensity of uses that will occur within the roughly 23,000-
acre Otay Ranch. Proposed land uses include a series of urban villages, a resort community, the Eastern Urban
Center (EUC), industrial parks, rural residential estates, the University/Regional Technology Park (RTP) with
associated housing and commercial uses, and extensive open space. The proposed open space consists of
approximately 13,000 acres and will complete the City of Chula Vista’s greenbelt system while implementing
the Chula Vista Multiple Species Conservation Program (MSCP) Subarea Plan. As the Otay Ranch area has
developed over time, the GDP has been periodically amended to address land use and circulation issues
specific to individual villages. General Plan and General Development Plan amendments necessary to address
these issues have been processed and approved for Village 8 West.
1 - Introduction
Source: Duany Plater-Zyberk & Company
Otay Ranch Village 8 West SPA
1-2 Draft
1.2 SCOPe AnD PUrPOSe
A central component of the Otay Ranch GDP is the “village” concept. Each village is approximately 1 square
mile and is defined by a village core. Village cores consist of facilities and services needed to serve the every-
day needs of its residents. Such uses include schools, shops, parks, and civic facilities. The density allowed
pursuant to this SPA Plan is the result of the City’s General Plan policy which states that projects providing
extraordinary benefits to the City are allowed more density. The proposed increased densities are contingent
upon Otay Land Company (OLC) providing land to the City of Chula Vista for the University/RTP pursuant
to the Land Offer Agreement (LOA). The highest density residential uses occur in and around the core in the
form of mixed-use housing and retail as well as high-density attached homes. Residential densities decrease
near the outer edges of each village to provide diversity in housing and serve a wide range of lifestyles and
economic levels within each village. Most village cores include a transit stop. Higher residential densities at
the core are intended to support commercial uses by activating the village core during all hours of the day
and promote more walkable communities by providing facilities and services within a quarter mile of most
homes. The village concept also promotes more efficient public transit and increased ridership by providing
strong activity centers in each village and making transit close and convenient for most residents.
This Sectional Planning Area (SPA) Plan for Village 8 West refines and implements this village concept along
with the remaining goals, objectives, and policies of the Otay Ranch GDP adopted in 1993 and amended in
1998, 2005 and 2012, and the 1995 City of Chula Vista General Plan as amended in 2005 and 2012. This
plan is provided as required by the Otay Ranch GDP and pursuant to Title 19, Zoning, of the Chula Vista
Municipal Code (CVMC). This SPA plan defines, in more detail, the development parameters for Village 8
West, including the intensity and location of development, the character and form of each neighborhood,
design criteria, primary transportation patterns, open space and recreational amenities, and infrastructure and
services necessary to support the community.
1.3 L OCATIOn AnD reGIOnAL SeTTInG
Village 8 West is located at the southerly edge of the Otay Valley Parcel of Otay Ranch. Village 8 West is
located at the intersection of Main Street (Formerly Rock Mountain Road) and La Media Road. Village 8 West
is surrounded by Village 4 to the west, Village 7 to the north, Village 8 East to the east, and MSCP open
space to the south. Village 8 West currently consists of vacant, undeveloped land. Exhibit 1.1 - Vicinity Map
illustrates the regional location of the SPA and its location within the Otay Valley Parcel of Otay Ranch.
Introduction
November 2013 1-3
Main St
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exhibit 1.1 - Vicinity Map
Otay Ranch Village 8 West SPA
1-4 Draft
1.4 DOCUMenT OrGAnIzATIOn
1.4.1 SPA Plan and the Form-Based Approach
Traditionally SPA plans have been accompanied by Planned Community (PC) District Regulations and a
Design Plan. While each SPA plan described the project in general land use terms and established a series
of community roadway classifications, the Planned Community (PC) District Regulations determined the
development standards for the project in a traditional zoning code format. This Euclidian method of land
use planning, which focuses solely on the segregation of incompatible land uses, does little to control the
physical form and character of a place. Therefore, a Design Plan was also required to establish community
character through architecture and landscape requirements. The resulting documents often included numerous
redundancies, took more time to review, were often cumbersome to use, and did not allow design flexibility.
The Village 8 West SPA Plan provides a different approach by implementing form-based regulations and
standards. The intent is to provide the same information in a single, concise, user-friendly document.
The Congress of New Urbanism (CNU) created Form-based Codes (FBC) to address the shortcomings of
traditional Euclidean zoning and create a more place-based planning tool. Form-based codes take the
emphasis off of use and focus on the physical relationships between buildings, streets, and public spaces.
Form-based codes approach the development of land by regulating the form, character, and street presence
of buildings to focus attention on the public presentation of buildings, creating a public realm that is
comfortable for pedestrians. The relationship of these elements plays a greater role in creating a place and
establishing its identity than the uses that occur within. Uses are still controlled but they play a secondary
role to the creation of walkable, pedestrian friendly communities and streetscapes. Moreover, this approach
eliminates the need for separate PC District Regulations and a Design Plan by providing a more integrated
approach to defining neighborhoods in terms of form and character.
1.4.2 How to Use this Document
To proceed through this document, first reference Exhibit 2.1 - Site Utilization Plan, to identify the organization
and intensity of development proposed for each parcel within the SPA. The site utilization will determine if
the parcel is intended for parks, open space, schools, community purpose facilities (CPF), residential uses,
commercial uses, or mixed-use. Table 2.1 - Site Utilization Summary identifies the targeted number of units
and density for each parcel. Once the site’s utilization has been determined, identify the transect and zone
by referencing Exhibit 3.2 - Regulating Plan, which identifies the appropriate form of each use. The transect
and zone will determine required permits, building setbacks and placement, parking requirements, and other
development standards. The transect will also identify appropriate building configuration(s). After selecting a
suitable building configuration, the building configuration standards should be used to identify appropriate
access, plotting, frontages, and more. Frontages are defined in further detail within the frontage standards.
Then, reference applicable architectural and landscape design guidelines in Chapter 4, grading standards in
Chapter 6, and park and open space standards in Chapter 7. Reference applicable street standards in Chapter
5 and public improvements in Chapter 8. Finally, determine required submittal materials and the applicable
review process in Chapter 9. Exhibit 1.2 - SPA Flow Chart provides a guide to using this SPA plan for the
evaluation of parcels and the process of submitting and reviewing development applications.
Introduction
November 2013 1-5
Identify Site’s Utilization (Chapter 2)
Determine intended utilization of property/properties
Determine development intensity (Target number of units/commercial square footage)
Identify Transect (Chapter 3)
Determine permitted uses & required permits (If any)
Determine development standards including minimum lot sizes, building setbacks, etc.
Determine permitted building configurations
Select Building Configuration and Identify Standards (Chapter 3)
Determine permitted plotting, massing, garage placement, and parking requirements
Determine open space requirements and landscape standards
Determine permitted frontages
Select Frontage Type and Identify Standards (Chapter 3)
Determine development standards for frontage elements such as porches, arcades, etc.
Identify Other Applicable Requirements (Chapters 4,6 & 7)
Determine applicable design guidelines (Chapter 4)
Determine grading requirements (Chapter 6)
Determine landscape and design requirements for parks and open spaces (Chapter 7)
Identify Streetscape and Infrastructure Improvements (Chapter 5 & 8)
Determine required streetscape improvements including landscaping (Chapter 5)
Determine required infrastructure improvements or contributions to public services (Chapter 8)
Identify Implementation Process (Chapter 9)
Determine submittal requirements
Determine applicable review process
exhibit 1.2 - SPA Plan Flow Chart
Otay Ranch Village 8 West SPA
1-6 Draft
1.4.3 Supporting Documents
In accordance with the Otay Ranch GDP, the following additional documents have been submitted as part of
the Village 8 West SPA Plan:
A. Public Facilities Finance Plan (Appendix A)
The Public Facilities Finance Plan (PFFP) implements the City of Chula Vista Growth Management Program and
Ordinance. The intent of the document is to ensure that the phased development of the project is consistent
with the overall goals and policies of the City’s General Plan, Growth Management Program, and the Otay
Ranch General Development Plan. The PFFP ensures that development of Village 8 West will not adversely
impact the City’s Quality of Life Standards. The PFFP also contains a fiscal analysis identifying capital budget
impacts on the City as well as maintenance and operation costs for each proposed phase of development. The
PFFP components include an analysis of infrastructure facilities, such as water and sewer, and the provision of
community services and facilities including fire protection and emergency services, law enforcement, libraries,
schools, and parks. The analysis and provisions of the PFFP fulfill the GDP requirements for SPA-level Master
Facility Plans for most facilities associated with the development of Village 8 West. This plan has been provided
as Appendix A of this document.
B. Air Quality Improvement Plan and INDEX Model (Appendix B)
The purpose of the Air Quality Improvement Plan (AQIP) is to respond to the growth management policies of
the City of Chula Vista and those policies and regulations established at the broadest geographic level (State
and Federal) in order to minimize air quality impacts during and after construction of projects within the
villages. This plan has been provided as Appendix B of this document.
C. Non-Renewable Energy Conservation Plan (Appendix C)
The Otay Ranch GDP requires that each SPA plan prepare a Non-Renewable Energy Conservation Plan. This
plan identifies measures to reduce the use of non-renewable energy resources through, but not limited to
transportation, building design and use, lighting, recycling, and alternative energy sources. This plan has been
provided as Appendix C of this document.
D. Preserve Edge Plan (Appendix D)
In accordance with the Otay Ranch Resource Management Plan (RMP), a Preserve Edge Plan is to be
developed for all SPAs that contain areas adjacent to the MSCP Preserve. The purpose of the Preserve Edge
Plan is to identify allowable uses within appropriate land use designations for areas adjacent to the MSCP
Preserve. This plan has been provided as Appendix D of this document.
Introduction
November 2013 1-7
E. Agriculture Plan (Appendix E)
The 1993 Otay Ranch Program EIR requires the preparation of an Agriculture Plan concurrent with the
approval of any SPA affecting on-site agricultural resources. This plan describes the types of agriculture
activities being allowed as an interim use including buffering guidelines designed to prevent potential land
use interface impacts related to noise, odors, dust, insects, rodents, and chemicals that may accompany
agricultural activities and operations. This plan has been provided as Appendix E of this document.
F. Fire Protection Plan (Appendix F)
In accordance with the requirements of the City of Chula Vista Fire Department, Chapter 47 of the 2007
California Fire Code or the currently adopted version, a Fire Protection Plan (FPP) has been provided for all
new development in the Village 8 West Urban Wildland Interface. The purpose of the Fire Protection Plan
is to identify appropriate measures that will reduce the risk of fire and protect the life, safety, and property
of residents living adjacent to wildland areas that are susceptible to fire. This plan has been provided as
Appendix F of this document.
G. Water Conservation Plan (Appendix G)
The purpose of the Water Conservation Plan (WCP) is to respond to the growth management policies
of the City of Chula Vista, which are intended to address the long term need to conserve water in new
developments, to address short term emergency measures, and to establish standards for water conservation.
This plan has been provided as Appendix G of this document.
H. Affordable Housing Program (Appendix H)
The City of Chula Vista Housing Element requires that residential development with 50 or more dwelling
units provide a minimum of 10% of the total dwelling units for low and moderate income households. Of
these units, one-half (5% of the total project) are to be designated available to low income households and
the remaining one-half (5% of the total project) to moderate income households. In order to guarantee the
provision of affordable housing opportunities, the City requires that a specific Affordable Housing Program
(AHP), consistent with the Housing Element, be prepared by the developer. The Affordable Housing Program
is implemented through an Affordable Housing Agreement between the City and the developer. This Program
has been provided as Appendix H of this document.
I. Tentative Map
For informational purposes, a reduced-size version of the Village 8 West Tentative Map is included in the map
pocket in the back of this document.
Otay Ranch Village 8 West SPA
1-8 Draft
J. Community Purpose Facility Master Plan (Section 3.3.8)
The City of Chula Vista Municipal Code requires the preparation of a Community Purpose Facility Master Plan
as a component of a SPA Plan. This plan identifies the location of sites, acreages, and facilities to be provided
in the village. The Community Purpose Facility Master Plan is provided as Section 3.3.8, Community Purpose
Facility (CPF) Zone.
K. Park, Recreation, Open Space, and Trails Plan (Chapter 7)
The Otay Ranch GDP requires that all SPA Plans prepare a Parks, Recreation, Open Space and Trails Plan.
This plan is intended to identify locations, potential facilities, ownership, maintenance, and phasing of park,
recreation, and trail facilities to be provided in the SPA. As part of the new form-based format, information on
trails has been provided in Chapter 5, Circulation & Corridor Design, as part of the multi modal transportation
approach. Information on parks, recreation, and open space is provided as Chapter 7, Parks & Open Space.
1.4.4. Technical Studies and Plans
Where additional project-specific study and planning is needed, the following separate technical studies and
plans for the villages have been prepared and submitted concurrently with the Village 8 West SPA Plan:
Otay Ranch Village 8 West Traffic Impact Analysis Report; Prepared by RBF Consulting,
April 17,2012, updated March 8, 2013.
Revised Geotechnical Investigation, Village 8 West Otay Ranch, Chula Vista, California; Prepared by
Advanced Geotechnical Solutions Inc, October 22, 2010.
Phase 1 Environmental Site Assessment, Otay Ranch Village 8 West, Chula Vista, California; Prepared
by GEOCON Incorporated, as Revised March 22, 2011.
Paleontological Resource Assessment, Otay Ranch - Parcel B, Village 8 West, City of Chula Vista,
San Diego County, California; Prepared by Department of Paleo Services San Diego Natural History
Museum, September 2, 2010.
Cultural Resource Survey and Test for Otay Ranch Village 8 West Chula Vista, San Diego County,
California; Prepared by Gallegos & Associates, February 2009; As revised by Noah Archaeological
Consulting, July 2010.
Cultural Resource Survey and Test for Otay Ranch Village 8 West, Chula Vista, San Diego County,
California; Confidential Appendix; Prepared by Gallegos & Associates, February 2009; As revised by
Noah Archaeological Consulting, July 2010.
Otay Land Company, Village 8 West Biological Resources Report; Prepared by URS, May 2013.
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Introduction
November 2013 1-9
Final Overview of Water Service for Otay Ranch Village 8 West; Prepared by Dexter Wilson
Engineering, Inc. November 2010.
Final Overview of Sewer Service for Otay Ranch Village 8 West; Prepared by Dexter Wilson
Engineering, Inc. November 2010.
Otay Ranch Village 8 West Sectional Planning Area, Project Noise Technical Report; Prepared by
ATKINS, December 10, 2012.
Otay Water District, Water Supply Assessment and Verification Report, Otay Ranch Village 8 West;
Prepared by Robert Kennedy, P.E. Associate Civil Engineer Otay Water District in consultation with
Dexter Wilson Engineering, Inc. and San Diego County Water Authority, November 2010
Preliminary Tentative Map, Otay Ranch Village 8 West, Chula Vista Tract No. 09-04; Prepared by
Hale Engineering, February 21, 2012.
Preliminary Drainage Study for Otay Ranch Village 8 West, Chula Vista Tract No. 09-04; Prepared by
Hale Engineering, December 8, 2011.
Hydromodification Study for Otay Ranch Village 8 West, Chula Vista Tract No. 09-04; Prepared by
Hale Engineering, August 26, 2011.
Preliminary Water Quality Technical Report, Otay Ranch Village 8 West, Chula Vista Tract No. 09-04;
Prepared by Hale Engineering, December 8, 2011.
Otay Ranch Village 8 West Sectional Planning Area Project, Air Quality Technical Report; Prepared by
ATKINS, December 10, 2012.
1.5 LeGAL S IGnIFICAnCe AnD CeQA
The project is subject to the requirements of the California Environmental Quality Act (CEQA). The provisions
of CEQA will be implemented by the City as part of the approval process for the Village 8 West SPA Plan. All
mitigation measures and monitoring activities identified and incorporated into the project as a part of the
CEQA process shall be implemented through the Village 8 West SPA Plan or other appropriate components of
the Village 8 West SPA Plan. All future discretionary permits will need to be consistent with the Village 8 West
SPA Plan.
1.6 L AnD OFFer A GreeMenT
The Village 8 West SPA Plan is consistent with the applicable provisions of the Land Offer Agreement, as
amended and approved by City Council on February 13, 2013.
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Otay Ranch Village 8 West SPA
1-10 Draft
1.7 reLATIOnSHIP TO OTHer APPrOVeD PLAn S AnD DOCUMenTS
The Village 8 West SPA Plan is consistent with the City of Chula Vista General Plan (GP) and the Otay Ranch
General Development Plan (GDP), as amended. A detailed description of the Village 8 West SPA Plan’s
consistency with the GDP is provided in Chapter 10.
Subdivision maps, improvement plans, and other development proposals submitted concurrently with or after
the adoption of this SPA Plan will provide the necessary detailed plans for construction of project’s within the
SPA as described in this document. These plans, the construction process, and the ultimate uses/activities that
occur within the SPA shall be consistent with the applicable provisions of the Village 8 West SPA Plan and
related documents. In addition to the supporting documents, technical studies, and plans directly related to
this SPA (as listed in Sections 1.4.3 and 1.4.4), development within the SPA shall comply with the following
city-wide documents and/or have be amended as needed for consistency:
City of Chula Vista General Plan (GP)
Otay Ranch General Development Plan (GDP)
Otay Ranch Resource Management Plan, Phases 1 and 2 (Any reference to Otay Ranch Resource
Management Plan (RMP) herein shall mean RMP 1 and 2)
Multi-Species Conservation Plan Subarea Plan (MSCP)
City of Chula Vista Parks and Recreation Master Plan
City of Chula Vista Greenbelt Master Plan
City of Chula Vista Library Master Plan
City of Chula Vista Fire Master Plan and Subarea Master Plan, 1997
Site Specific Sectional Planning Area Fire Facility and Emergency Response Analysis
Airport Land Use Compatibility Plan (ALUCP) for Brown Field
Chula Vista, California - 2010 Fire Facility/Deployment Master Plan
Otay Valley Regional Park (OVRP) Concept Plan, 1997
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Development
Concept
Chapter 2
Development Concept
November 2013 2-1
2.1 DeSIGn InFLUenCe
The City of Chula Vista General Plan, the Otay Ranch General Development Plan (GDP), and the Overall Otay
Ranch Design Plan describe the basic design concept for the Otay Ranch villages. The site plan for Village 8
West is based upon those guiding documents, the unique characteristics of the site, and surrounding existing
and proposed development in adjacent SPAs.
Village 8 West’s land use and circulation pattern are designed to reflect new urbanist and traditional town
planning principles including the pedestrian and transit-oriented village concept described in the Otay Ranch
GDP. These principles provide the primary framework for the Village 8 West SPA Plan. This village concept
intensifies residential densities and commercial uses at the heart of the community to enhance transit use,
promote walkability, and create vibrant commercial and public spaces that promote social interaction and
a strong community identity. This is achieved through the use of transect, form-based planning and urban
couplets that establish the appropriate intensity, scale, and form along public streetscapes and create intimate,
pedestrian friendly streets and corridors. An urban couplet consists of a pair or “couple” of one-way streets
designed to handle the same volume of traffic as a single two-way arterial road. Two urban couplets promote
activity in the Village 8 West Town Center by allowing arterial traffic to travel efficiently and safely through the
Town Center rather than around the Town Center, thereby increasing the visibility, exposure, and long-term
viability of the businesses within. These urban couplets organize traffic to allow for a better mix of vehicles,
bicycles, pedestrians, and transit.
Other influences reflect on-site conditions and characteristics such as landforms, viewsheds, sustainability,
and architectural integrity of completed Otay Ranch villages and surrounding uses. Transect, form-based
planning allows for smooth transitions to the natural areas adjacent to the site. This transition supports a
development pattern that respects the natural topography, views, and physical connection to the Otay River
Valley, promoting the enjoyment and preservation of these natural resources. A focus on form allows greater
flexibility in the expression of architectural style while still achieving quality architecture and streetscapes.
2 - Development Concept
Source: Duany Plater-Zyberk & Company
Otay Ranch Village 8 West SPA
2-2 Draft
2.2 PHILOSOPHy AnD OBjeCTIVeS
The guiding philosophy and key planning principles for Village 8 West include the following:
Create a recognizable “place” that is unique, attractive, and full of cultural and social diversity.
Develop distinctive design standards and invest in design excellence to create inspiring and
memorable places; emphasize the appearance and qualities of the public realm; create streetscapes,
pathways, and public spaces of beauty, interest, and functional benefit to pedestrians.
Encourage development patterns that promote orderly growth, prevent urban sprawl, and promote
effective resource management.
Protect and enhance the natural environment and increase the quality of life. Design neighborhoods
with compact and multi-dimensional land use patterns that ensure a mix of uses and joint
optimization of transportation modes to minimize the impact of cars, promote walking and bicycling,
and provide access to employment, education, recreation, entertainment, shopping, and services.
Create an appropriately scaled and economically healthy Town Center. Include a wide range of
commercial, residential, cultural, civic, recreational uses, and businesses that serve the daily needs of
nearby residents.
Establish a pedestrian and transit-oriented village with an intense, vibrant Town Center to reduce
reliance on the automobile and promote walking and the use of bicycles, buses, and regional transit.
Encourage community development in mixed-use and compact pedestrian oriented forms to
accommodate all income levels and lifestyles.
Foster a compact form facilitated by “form-based planning,” resulting in efficient infrastructure
investments and advanced opportunities to provide socially diverse housing.
Retain and recruit a skilled and motivated workforce to ensure economic stability into the future by
providing attainable housing opportunities. Promote jobs that match the skills of existing and future
residents through provision of housing opportunities and choices and by providing an opportunity
for the City to attract a university or related uses by dedication of land for such purposes.
Promote synergistic uses and graceful transitions within the SPA and between the SPA and
neighborhoods of adjacent SPAs to balance activities, services, and facilities. Integrate Village 8 West
with existing Otay Ranch development, including connectivity to the Greenbelt.
Implement the goals, objectives, and policies of the Chula Vista General Plan, the Otay Ranch
General Development Plan, the Chula Vista Greenbelt Master Plan, and the Otay Valley Regional
Park Concept Plan.
Encourage the interactivity of a wide range of people, promote community diversity, and enrich the
human experience by providing a broad variety of public spaces and housing types and styles that
appeal to all ages, incomes, and lifestyles.
Establish a plan that is fiscally responsible and viable with consideration of existing and anticipated
economic conditions.
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Development Concept
November 2013 2-3
2.3 SITe UTILIzATIOn
Exhibit 2.1 - Site Utilization Plan and Table 2.1 - Site Utilization Summary implement the land uses
contemplated by the Otay Ranch GDP for this area. The Site Utilization Plan and Summary work together
and assign a general utilization to each transect within the SPA. Uses include an elementary school, a middle
school, a variety of parks, various open space areas, attached and detached residential units, and mixed-use
areas. In addition to defining each transect’s utilization, individual planning areas are also assigned a targeted
number of dwelling units and a range of commercial square feet. These targets and ranges, as shown in Table
2.1 - Site Utilization Summary, are only estimates. Units and commercial square footage may be transferred
between planning areas pursuant to Section 9.3.2.B. of this SPA plan.
2.3.1 Community Structure
The Village 8 West SPA Plan strives to create a new community centered around a pedestrian oriented,
mixed-use Town Center. Uses are envisioned to include retail, office, high density residential, institutional,
social, and community services that support adjacent residential neighborhoods. Such uses might include
restaurants, coffee shops, dry cleaners, grocery stores and opportunities for shopping and entertainment. These
interchangeable mixed-use components create a 24-hour activity center for the community ensuring a safe,
healthy, and vibrant heart for the community.
The mixed-use Town Center is organized to create a series of corridors that emulate a traditional urban
neighborhood within a system of “blocks” or planning areas. Block sizes and circulation through the Town
Center have been carefully defined to maximize walkability and promote a vibrant and active Town Center
area. Blocks are defined by two urban couplets. Rather than divert traffic away from and around the Town
Center, the couplets bring arterial traffic through the Town Center to promote activity, increase visibility, and
ensure the long-term viability of businesses within. Couplets, which consist of a pair or “couple” of one-way
streets, are designed to accommodate similar volumes of traffic as traditional two-way arterials with improved
turning movements, through movements, and pedestrian scale. The reduced overall width of the street creates
a more intimate streetscape, benefiting the overall appearance and environment for all users including drivers,
bicyclists, and pedestrians. The increased activity also supports transit use, thereby achieving the goal of a
multi-modal, pedestrian oriented Town Center.
The intensity of development within the SPA is organized such that densities and neighborhood form
transition gracefully from the Town Center to the edges of development. Densities south of the Town Center
gradually decrease toward the Otay River Valley while corridor setbacks increase according to adjacent
densities and neighborhood forms. Within the mixed-use Town Center, corridors are well defined by taller
buildings and relatively shallow setbacks. Setbacks within the multi-family neighborhoods are greater than
those in the Town Center but are still well defined by buildings. Beyond the Town Center, the main arterial
through the community, Otay Valley Road, is characterized by a landscaped setback that has an average
minimum measurement of 75-feet. Within the lowest density neighborhoods, corridors are defined by
lower profile buildings, and deeper building setbacks. Within these varying development intensities and
neighborhood forms, a multitude of housing opportunities are available including opportunities for affordable
and new generational housing in the intensified Town Center and adjacent neighborhoods.
Otay Ranch Village 8 West SPA
2-4 Draft
exhibit 2.1 - Site Utilization Plan
Town Center (TC)
Medium-High Density Residential (MH)
Medium Density Residential (M)
Low-Medium Density Residential Village (LMV)
Open Space (OS)
Open Space (Preserve)
Park (P)
School
Boundary of Mixed Use District (Master
Precise Plan Required - See Section 9.3.7)
Legend - Land Use
*Lotting and
Grading to be
Determined at
Tentative Map
*
*
*
Development Concept
November 2013 2-5
Table 2.1 - Site Utilization Summary
Town Center - 18-45 du/ac
Planning Area Gross Acres Transect(1)Target res. Units(2)Target C’ml range in Sq.Ft. (k) (2) (3)
B 1.4 T-4: TC 35 0
C 6.9 T-4: TC 156 8-36
F 3.0 T-4: TC 54 0-25
H-1 7.8 T-4: TC 33 84-144
H-2 1.3 T-4: TC 0 10-12
J 5.4 T-4: TC 161 0-18
L 14.2 T-4: TC 460 15-65
X 0.7 T-4: TC 0 0
Subtotal 40.7 899 117 - 300
Medium-High Density Residential - 11-18 du/ac
Planning Area Gross Acres Transect(1)Target res. Units(2)
E 5.3 T-3:NC 95
I 6.8 T-3:NC 122
M 8.5 T-3:NC 153
O 8.9 T-3:NC 160
Subtotal 29.5 530
Medium Density Residential
Attached/Detached - 6-11 du/ac
Planning Area Gross Acres Transect(1)Target res. Units(2)
Q 14.7 T-2:NG 160
U 11.5 T-2:NG 130
Subtotal 26.2 290
Low-Medium Density Residential Village - 3-6 du/ac
Planning Area Gross Acres Transect(1)Target res. Units(2)
N 19.6 T-2:NE 117
P 26.9 T-2:NE 124
V 20.5 T-2:NE 90
Subtotal 67.0 331
TOTAL 163.4 2,050 300K(3)
Commercial and Residential
Community Purpose Facility (CPF)(4)
Planning Area GDPLand Use Gross Acres Transect(1)Description
R MH 5.8 SD: CPF CPF
Subtotal 5.8
Potential School (S) Sites(5)
Planning Area GDPLand Use Gross Acres (Ac.)Transect(1)Description
D TC 20.2 T-4: TC Middle
S MH 11.4 T-3: NC Elementary
Subtotal 31.6
Parks (P)
Planning Area GDP Land Use Gross Acres (Ac.)Transect(1)Classification
A P 17.4 SD: P Community
G TC 3.0 SD: P Town Square
T P 7.5 SD: P Neighborhood
Subtotal 27.9
Open Space (OS)
Planning Area GDP Land Use Gross Acres (Ac.)Transect(1)Classification
Y CVOSP(6)15.6 T-1: OP Preserve (MSCP)
OS-1 OS 23.5 T-1: OS Open Space
Subtotal 39.1
Other
Planning Area GDP Land Use Gross Acres (Ac.)Transect(1)Description
W TC 2.4 SD: R Basin
Right-of-Way NA 30.1 NA Arterials
Subtotal 32.5
TOTAL 136.9
Public, Quasi Public, and Other
SPA Total Area: 300.3 Gross Acres(7)
Notes:
1. Transects are defined in Chapter 3
2. See Chapter 9 regarding Intensity Transfers and minimum commercial square footage requirements.
3. 17,000 sf of office and 100,000 sf of retail for the low range; 50,000 sf of office and 250,000 sf of retail for the high range (excludes Live/Work)
4. As Defined by CVMC 19.48
5. School sites will revert to the underlying use if sites are not accepted by the school district. Parcel D shall revert to Town Center and Parcel S shall revert
to Medium-High Density Residential
6. Chula Vista Open Space Preserve
7. Acreage does not include 19.6-acre San Diego Reservoir
Otay Ranch Village 8 West SPA
2-6 Draft
exhibit 2.2 - Surrounding Uses Not to Scale
Development Concept
November 2013 2-7
2.3.2 relationship to Surrounding Uses
Village 8 West is surrounded by open space, existing development, and planned development as shown in
Exhibit 2.2 - Surrounding Uses. The relationship to these uses was carefully considered during the planning
process. This section describes how this SPA Plan addresses the existing and planned uses that occur adjacent
to Village 8 West.
A. Village 7
To the North, Village 7 has been planned in accordance with the traditional village model consisting of
predominantly Low-Medium Village (LMV) residential neighborhoods, a small mixed-use village core, and
limited multi-family uses adjacent to State Route 125 (SR-125). Village 7 is bounded by La Media Road on
the west, which currently terminates at the northerly boundary of Village 8 West. East of La Media Road and
immediately north of Village 8 West, an existing Vortac site is designated for future Low-Medium Village (LMV)
and Mixed-Use (MU) development. The already constructed Olympian High School and Magdalena Avenue
form the northeasterly corner of Village 8 West. Santa Luna Street connects La Media Road and Magdalena
Avenue and separates the Vortac Site and Village 8 West. Main Street is planned along the southerly boundary
of the high school but has not been fully constructed.
The proposed Plan for Village 8 West extends La Media Road and Main Street, providing a connection
between Village 8 West and Village 7. Appropriate adjacencies to the high school have also been proposed by
designating a middle school site in this location. As described in Chapter 5 , Circulation & Corridor Design, the
Village Pathway that currently existing along the west side of Magdalena Avenue will also be extended into
and through the Town Center and is planned to extend west into Village 4.
B. Village 8 east
To the east, Village 8 East is also planned according to the traditional village model. A village core that abuts
the easterly edge of Village 8 West is surrounded by Medium-High (MH) density residential uses which is
surrounded by Low-Medium Village (LMV) density residential. All 3 of these land uses form the easterly edge
of Village 8 West. La Media Road and Main Street are planned to provide roadway connections between
Village 8 West and Village 8 East. Main Street will form the northerly boundary of Village 8 East.
In response to the planned development of Village 8 East, Village 8 West allows for the continued
development pattern of a walkable community by providing additional roadway and pedestrian connections
between the villages.
Otay Ranch Village 8 West SPA
2-8 Draft
C. MSCP/OVrP
South of Village 8 West, open space extends along the entire edge of the SPA. This open space is part of
the City of Chula Vista and County of San Diego’s Multiple Species Conservation Program (MSCP) Plan, The
City of Chula Vista’s Otay River Valley Regional Park (OVRP) Conceptual Plan, and the Otay Ranch Resource
Management Plan (RMP).
The SPA Plan for Village 8 West respects the adjacencies to sensitive open space areas within the MSCP
Preserve by designating the adjacent development areas for the lowest density residential development
proposed by the plan. In addition, a buffer of open space, the Preserve Edge, provides a buffer between this
development and the MSCP area. Lighting, landscaping, and irrigation in the Preserve Edge, perimeter slopes,
and adjacent residential uses are controlled by the SPA and the accompanying Village 8 Preserve Edge Plan
(Appendix D) to limit disruption to the naturally occurring plant and animal species that occur within the
MSCP area. Fire protection measures are also considered within the SPA and the accompanying Village 8 Fire
Protection Plan (Appendix F) to address this wildland-urban interface. The SPA Plan for Village 8 West also
respects adjacencies to the OVRP by providing a dedicated right-of-way for future vehicular access to the
regional park as well as a Greenbelt Trail connection. Refer to Section 5.6.13.
D. Village 4
Village 4 forms the remainder of the Village 8 West boundary, which currently consists of undeveloped
lands. These undeveloped portions of Village 4 are planned for future Low-Medium Village (LMV) residential
development and a Community Park.
The SPA plan considers this future development by locating multi-family uses immediately adjacent to the
future residential areas. This land use adjacency allows future residential development in Village 4 to be
designed as an extension of the development proposed in this SPA. Main Street will also terminate at this
point allowing for future extension through Village 4. The Community Park planned for Village 4 has been
extended into Village 8 West. Both the Village 4 portion and the Village 8 West portion will be designed
as one single Community Park as illustrated and discussed in Chapter 7, Parks and Open Space. Finally,
pedestrian connections and the Village Pathway have been designed to terminate at the westerly edge of the
SPA, allowing for future extension into Village 4.
E. City of San Diego Reservoir Site
The existing City of San Diego reservoir site is located in the center of the Village 8 West SPA. Since there are
no plans for relocation of the reservoir, the Village 8 West SPA Plan does not include the City of San Diego
reservoir site as part of the Site Utilization Plan. Although no significant changes are anticipated to the site,
limited grading and screening are proposed to ensure compatibility between the reservoir property and
adjacent planned uses. Screening and grading will be subject to review and approval of the City of
San Diego.
Development
Code
Chapter 3
November 2013 3-1
3.1 InTrODUCTIOn
The Development Code is intended to serve as the Planned Community (PC) District Regulations for Village
8 West. Unlike traditional PC District Regulations, this Code has been designed as a form based code to
better address the physical form of the various zones and transects that occur within the SPA. The new code
incorporates all the necessary regulations required by traditional PC District Regulations in a new format.
3.1.1 Applicability
Every attempt has been made to generate coherent and consistent standards and guidelines for the
development of Village 8 West. When the provisions of this code remain silent on a particular issue, the City of
Chula Vista’s Zoning Code or previously adopted ordinances shall prevail. The provisions of this development
code are not intended to abrogate any existing easements, covenants, or other agreements.
3.1.2 Organization
All development, redevelopment, subdivisions, and new land uses within Village 8 West shall comply with all
applicable requirements of this chapter, as follows:
A. Regulating Plan
The Regulating Plan assigns development regulations to the various properties identified by Exhibit 2.1-
Site Utilization Plan by establishing 5 transects and 9 zones.
3 - Development Code
Source: Duany Plater-Zyberk & Company
Otay Ranch Village 8 West SPA
3-2 Draft
B. Zone Standards
Zone standards regulate key aspects of private buildings that affect the public realm. Zone standards are
determined on a zone-by-zone basis, regulating the permitted building configuration, lot configurations,
uses, building setbacks, and building separations within the Zone. General regulations applying to all
parcels within Village 8 West are followed by zone-specific standards.
C. Building Configuration Standards
Building Configuration standards apply to all applicable zones, regulating the permitted frontage type,
plotting, primary pedestrian access, vehicle access, parking, and open space requirements.
D. Frontage Type Standards
Frontage type standards determine the relationship between the private frontage of buildings and the
public streetscape to create a cohesive and expressive neighborhood experience.
E. Performance Standards
Performance standards apply to all parcels within Village 8 West regardless of transect or zone.
Performance standards regulate the on-going operation of uses within the SPA to ensure noise,
odor, and other issues resulting from the on-going operation of each use do not negatively impact
neighborhoods and the community.
F. Sign Regulations
Sign regulations apply to all parcels within Village 8 West regardless of Transect or Zone. Sign
regulations provide standards for appropriate size and design of signage within the SPA.
3.1.3 Transects and zones
In form-based planning, the built environment is organized as a range of geographic and development
“transects” or cross sections. A key objective of transect-based planning is the creation of integrated
environments that are internally coherent with seamless transitions. Successful, integrated environments
are based on the selection and arrangement of all the components that contribute to a particular type of
environment. Each Transect is composed of elements that support and intensify its local character: zone,
building configuration, lot configuration, land use, frontage type, and other physical elements of the human
environment. Through the transect, planners are able to specify different urban contexts that have the
function and intensity appropriate for their location.
Development Code
November 2013 3-3
The Transects within Village 8 West capitalize on established transects utilized by Smart Code development.
The following locally adapted transects provide organization for development that focuses activity within
the Town Center, transitioning into residential opportunities and rural open space at the edges. Transects
are further divided into zones, allowing for greater diversity and smoother transition between transects.
Development is organized into 5 transects and 9 zones as listed below:
T-1 Natural (encompassing OP and OS Zones)
T-2 Suburban (encompassing NE and NG Zones)
T-3 General Urban (encompassing NC Zone)
T-4 Town Center (encompassing TC Zone)
SD Special District (P, CPF, and B)
The SPA covers diverse topography and development intensities. Viewed as a north-south cross section,
the site ranges from the open space of the Otay River Valley on the south to the future mixed-use areas of
the Town Center on the north. The transects are based on this development range as shown in Exhibit 3.1
- Transects. The highest development intensities are located in the Town Center (T-4) Transect, gradually
transitioning into lower levels of development intensity near the river corridor. The Special District (SD)
Transect, which is not illustrated in Exhibit 3.1 - Transects, includes designated parks, a community purpose
facility, and a detention basin.
•
•
•
•
•
exhibit 3.1 - Transects
T-1 Natural
• Open Space Preserve (OP)
• Open Space (OS)
T-2 Suburban
• Neighborhood Edge Zone (NE)
• Neighborhood General Zone (NG)
T-3 General Urban
• Neighborhood Center (NC)
T-4 Town Center
• Town Center Zone (TC)
Source: Duany Plater-Zyberk & Company (Transects have been adapted to fit the SPA)
Otay Ranch Village 8 West SPA
3-4 Draft
B. Transect 2 (T-2): Neighborhood Edge (NE) and
Neighborhood General (NG)
T-2 consists of Low-Medium Density (3-6 du/ac) and Medium
Density (6-11 du/ac) Residential Land Uses as a transition from
open space to greater concentrations of development. Residential
opportunities are planned in a traditional manner with a focus on
coherent neighborhoods of distinct character. The Neighborhood
Edge (NE) Zone is characterized by 1 and 2 story detached
single-family homes in southern portions of the transect while
the Neighborhood General (NG) Zone is characterized by 2-story
attached and detached cluster homes in northern portions of
the transect. There is a focus on private front yards and a distinct
separation of private lots from the public street. Planting is
naturalistic with setbacks relatively deep and blocks typically larger.
This transect is defined by the Neighborhood Edge (NE) Zone and
the Neighborhood General (NG) Zone.
A. Transect 1 (T-1): Open Space Preserve (OP) and
Open Space (OS)
T-1 is comprised of areas reserved for limited recreation, passive
open spaces, and habitat preserve, providing a transition from
natural areas to the built environment. T-1 is characterized by
rolling hills adjacent to the Otay River bed. T-1 demonstrates
a respect for natural topography and integration of perimeter
manufactured slopes. This transect is highlighted by low-intensity
recreation, hiking trails, and staging areas. Open Space Preserve
(OP) Zone also includes portions of the Multiple Species
Conservation Plan (MSCP) subarea. These uses are considered
T-1 due to their minimal development. T-1 is defined by the Open
Space Preserve (OP) Zone and Open Space (OS) Zone.
Source: Duany Plater-Zyberk & Company
Source: Duany Plater-Zyberk & Company
Development Code
November 2013 3-5
C. Transect 3 (T-3): Neighborhood Center (NC)
T-3 consists of Medium-High Density (11-18 Du/ac) Residential
Land Uses and a potential elementary school. Streets typically
define medium sized blocks. T-3 is characterized by a mix
of residential and public/quasi-public uses in a pedestrian-
oriented environment. There is a focus on common open space
and strong pedestrian linkages along public sidewalks and
internal development pathways. This transect is defined by the
Neighborhood Center (NC) Zone.
D. Transect 4 (T-4): Town Center (TC)
T-4 consists of mixed use development including retail, office,
attached residential, and a potential middle school in an urban
setting. Couplets define a grid pattern of streets and blocks to
promote walking and circulation efficiency. T-4 is characterized by
a horizontal and vertical mix of uses, with retail and office on the
ground level and attached residential and office above. Attached
residential can also be located adjacent to residential and office
uses outside the couplet. Building configurations are limited to
those that provide limited or no setbacks, strong pedestrian-scaled
frontages, and opportunities to de-emphasize parking fields. This
transect intends to create an active and vibrant Town Center to
support the daily needs of the adjacent villages. This Transect is
defined by the Town Center (TC) Zone.
Source: Duany Plater-Zyberk & Company
Source: Duany Plater-Zyberk & Company
Otay Ranch Village 8 West SPA
3-6 Draft
E. Special District (SD): Parks (P), Community Purpose Facility (CPF), and Basin (B)
SD includes designated lands for the development of parks, community purpose facilities, and a
detention basin. Parks are located to provide recreational opportunities for residents within walking
distance of their homes and to provide relief from the urban fabric. This transect is defined by the Parks
(P) Zone, the Community Purpose Facility (CPF) Zone, and the Basin (B) Zone.
3.2 reGULATInG PLAn
Exhibit 3.2 - Regulating Plan, establishes zones applied to each property within Village 8 West. Zones dictate
building configurations, building placement and design, and land uses within each transect’s zone.
The Regulating Plan is a synthesis of development opportunities that respond to the topography and
constraints of the site, adjacent uses, landowner development program, and the evolving development needs
of the City. Zones have been identified to incorporate a range of residential, recreation, education, social,
hospitality, and retail opportunities into an integrated, pedestrian-oriented community.
3.3 zOne STAnDArDS
The following zone standards regulate the configuration of lots and the placement of buildings within the
various zones identified by the Regulating Plan. This section starts with general regulations that apply to all
zones and then provides specific standards for each zone. This section regulates the configuration of lots and
placement of buildings not withstanding the requirements of Appendix F - Fire Protection Plan.
Development Code
November 2013 3-7
T-1: Open Space Preserve (OP)
T-1: Open Space (OS)
T-2: Neighborhood Edge (NE)
T-2: Neighborhood General (NG)
T-3: Neighborhood Center (NC)
T-4: Town Center (TC)
SD: Park (P)
SD: Community Purpose Facility (CPF)
SD: Basin (B)
Boundary of Mixed Use District (Master
Precise Plan Required - See Section 9.3.7)
Legend - Transect : Zone
exhibit 3.2 - regulating Plan
*
*
*
*Lotting and Grading to be Deter-
mined at Tentative Map
Otay Ranch Village 8 West SPA
3-8 Draft
3.3.1 General regulations Applying to all zones
The following regulations apply to all zones within Village 8 West.
A. Accessory Buildings and Structures
Accessory uses and accessory buildings customarily appurtenant to a permitted use are allowed subject to
the requirements of Section 19.58.020 CVMC, Uses: Accessory Structures. For purposes of this document,
attached and detached garages shall be considered an accessory structure.
Attached and detached accessory buildings and structures, except accessory second units (ASUs), shall meet
all of the requirements for location of the main structure as constructed or required by the zone, whichever is
less restrictive, except as herein provided:
All attached and detached accessory buildings and structures (enclosed or unenclosed) shall be
subject to building permit review. Such accessory buildings shall not be allowed to encroach into
required setbacks, except as otherwise permitted herein.
Detached accessory buildings may be located within an interior side yard or rear yard, provided that
such a structure is located no closer than 5 feet to an interior side or rear lot line, is at least 6 feet
from the main structure, does not exceed 1 story in height (15 feet measured from finished pad
grade to tallest roof ridge), does not exceed 30% of the required yard area, does not exceed the
minimum lot coverage required by the zone, and does not encroach into any fuel modification zones.
Open structures may be allowed to encroach into the rear yard setback subject to the approval of
the Development Services Director. The design and type of open structure shall be approved by the
Development Services Director.
Architectural features of accessory buildings and structures, which constitute non-usable floor space
such as interior fireplaces, eaves, awnings, chimneys, wing walls, etc. shall be subject to the same
encroachment requirements as the primary building.
B. Accessory Second Units (ASU)
Accessory second units (ASUs), commonly referred to as “in-law units” or “granny flats,” provide excellent
opportunities for affordable housing. ASUs are regulated in part by state law and may be subject to change
as state law is amended from time to time. ASUs shall be subject to the Chula Vista Municipal Code (CVMC)
Section 19.58.0522 Accessory dwelling units.
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Development Code
November 2013 3-9
C. Zero Setbacks and Reciprocal Use Easements (RUEs)
As an alternative to traditional plotting configurations, utilization of “zero setbacks” or reciprocal use
easements (RUE) are permitted on all detached building configurations where identified in the applicable
zone standards. Buildings may be plotted as follows:
Zero Lot: One building is plotted directly on a lot line with zero setback (zero lot line), to allow the
neighboring lot a larger private side yard space. A reciprocal use easement (RUE) is granted for
drainage and allows the property owner limited access to maintain building walls, foundations, and
drainage facilities when required. (See Exhibit 3.3 - Zero Lot Line.)
RUE Lot: Buildings are plotted with conventional setbacks but fencing is constructed and an RUE is
granted to allow the benefitting property owner utilization of the adjacent lot’s side yard as private
yard space. This configuration may be more desirable than a zero lot configuration for fire rating of
walls in construction. (See Exhibit 3.4 - RUE Lot.)
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exhibit 3.3 - zero Lot-Line exhibit 3.4 - rUe Lot
RUE
Fence
Property Line
LEGEND
All Zones
Otay Ranch Village 8 West SPA
3-10 Draft
Paired Lots: Buildings are designed and plotted to fit together along a common property line while
maintaining the required setback. Paired lots are typically plotted with “Z” lot lines and a RUE is
granted for both lots. Paired lots may also use a zero lot configuration. (See Exhibit 3.5 - Paired Lots.)
Where “Z” lot lines or RUEs are utilized, interior setbacks shall be reduced to accommodate the
configuration; however, the aggregate side setbacks (sum of required interior/side street setbacks) and
minimum building separations shall remain consistent with the zone standards. These lot configurations
shall meet the California Building Code and the requirements of this document. The minimum street
side setback shall apply for all lots with secondary street frontage.
Where building configurations utilize “zero setbacks” within a zone, the building separation identified
for the zone shall take precedence over the side setback requirement identified. However, the
minimum street side setback shall still apply for lots with street side frontage.
3.
exhibit 3.5 - Paired Lots
Plotted as a “Z” Lot Line Plotted as a Zero Lot Line
RUE
Fence
Property Line
LEGEND
Development Code
November 2013 3-11
D. Height Exceptions and Permitted Building Encroachments
Height exceptions and encroachments into building setbacks are permitted where identified by the zone. In
addition, the following shall apply to all zones:
“Outdoor living spaces” shall include cantilevered balconies, walled and/or raised courtyards,
porches, and stoops; all are permitted to encroach into minimum setbacks as specified by each zone.
“Architectural projections” shall include bay windows, interior fireplaces, eaves, and media niches; all
are permitted to encroach into minimum setbacks as specified by each zone.
Encroachments shall not conflict with public utilities, Village Pathways, and Regional Trails. Where
necessary, utility easements may be reduced or expanded to accommodate utility infrastructure.
Mezzanine floors shall not be counted as a story when determining building height.
Buildings shall not encroach into intersection visibility triangle setbacks for corner
conditions as defined in Chula Vista Municipal Code Section 12.12.120, Vision clearance -
Intersection requirements.
Height limitations specified within this SPA shall not apply to spires, belfries, cupolas, clock towers,
domes, monuments, weather vanes, windmills, chimneys, flagpoles, parapet walls extending not more
than 4 feet above the limiting height of the buildings, elevator shafts, stairwells accessing roofs and
other similar architectural elements. Height limitations shall also not apply to fire and hose towers,
distribution and transmission towers, lines and poles, water tanks, masts and aerials, cellular towers,
and mechanical equipment.
Height exceptions and encroachments must be implemented in conformance with applicable building
code requirements.
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All Zones
Otay Ranch Village 8 West SPA
3-12 Draft
E. Brownfield Airport Compatibility
This SPA Plan requires that subsequent submittals and development comply with Part 77 of Federal
Aviation Regulations.
Airport Influence Area: Village 8 West is approximately 50% in Airport Influence Review Area 1 and
50% in Airport Influence Review Area 2. Airport Influence Area compliance is gained by the City
of Chula Vista submitting SPA documents to the Airport Land Use Commission (ALUC). Based on a
determination by ALUC, additional requirements may be imposed.
Noise Compatibility: Approximately 50% of Village 8 West is within the 55-60 dB CNEL. The other
50% receives no noise impacts from aircraft operations. Properties within the 55-60 dB CNEL
category are identified and subject to current federal, state, and local noise standards and guidelines.
Safety: Village 8 West is outside the Aircraft Safety Impact Zones.
Part 77 Airspace: Village 8 West is within the Part 77 Airspace Study Area. Projects within the
study area may not exceed the height standards established by the Federal Aviation Administration
(FAA) as identified by the Code of Federal Regulations Title 14, Part 77. All applicable discretionary
applications within the Part 77 Airspace Study Area shall be routed to the San Diego County
Regional Airport Authority (SDCRAA) for review and comment, utilizing SDCRAA’s routing/
application form.
Terminal Instrumental Procedures (TERPS) Airspace: Village 8 West is within the TERPS Airspace
Influence Area. Coordination with the ALUC is required and is achieved through the process for Part
77 compliance.
Over Flight: Village 8 West is mostly within the Over Flight Zone. Properties within the Over Flight
Zone require real estate disclosures and the recordation of an Overflight Agreement with the County
Recorder’s Office utilizing the City’s template. Prior to approval of the First Final Map, the applicant
shall record a Brown Filed Municipal Airport Overflight Agreement with the County Recorder’s Office
and provide a single copy of the agreement to the Development Services Director.
Prior to issuance of construction permits for any properties within the Part 77 Airspace Study Area,
the applicant must obtain a determination of no hazard to air navigation from the Federal Aviation
Administration (FAA) for any structure that meets FAA notification criteria. A copy of the FAA
determination must be provided prior to issuance of permits.
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Development Code
November 2013 3-13
F. Parking
All parking shall be provided as specified by the applicable building configuration. Additional parking standards
are as follows unless otherwise modified by the applicable building configuration:
Residential Garages and Driveways
All garage doors shall be roll up doors.
Driveway aprons accessed by common access lanes shall be 5 feet deep or less or shall be 19 feet
deep or greater, measured from face of garage door to edge of lane, to prevent parked cars from
blocking common vehicle access lanes.
Driveway aprons accessed from public streets shall be a minimum of 19 feet deep, measured from
the face of garage door to the closest edge of sidewalk or street-adjacent trail to prevent parked
cars from blocking sidewalks, trails, or the street.
Each required interior garage space and carport space shall have a minimum dimension of 10 feet
wide x 20 feet deep and shall not be obstructed. The minimum floor area of a 2-car garage shall
be 400 square feet. The minimum floor area of a single car garages shall be 240 square feet, to
provide storage area as well as a parking space.
Townhome garages accessed by common lanes shall maintain a minimum dimension of 30 feet
from garage face to garage face.
Additional garage, enclosed, covered, or unenclosed spaces may be sized to accommodate
standard cars or Low Speed Vehicles (LSVs).
Common Vehicle Access Lanes
All common access lanes shall be 2 directional and have a minimum width of 20 feet clear for
travel and fire access.
All parking spaces, drive approaches, and lanes shall be designed for adequate maneuverability
with a minimum back-up distance of 25 feet.
Vehicle Parking Spaces
The minimum number of spaces shall be provided as specified for each building configuration or
as otherwise agreed upon pursuant to a shared parking agreement as described in Section 3.8.
Parking spaces shall not obstruct access to other units or their designated parking space(s).
Handicapped parking shall be provided in accordance with Title 24, California Handicap
Accessibility Requirements.
Standard parking space dimensions shall be a minimum of 9 feet wide x 20 feet deep. Spaces
with a depth of 18 feet and 2 feet of overhang onto curb are permitted to fulfill this requirement
provided such overhang does not conflict with pedestrian corridors.
Parallel parking spaces shall provide an additional 4 feet of length to allow adequate maneuverability.
Parking spaces shall not obstruct sidewalks, trails, or other pedestrian corridors.
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f.
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a.
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a.
b.
c.
d.
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f.
All Zones
Otay Ranch Village 8 West SPA
3-14 Draft
Compact parking space dimensions shall be a minimum of 7.5 feet wide x 15 feet deep.
Compact spaces may be used to fulfill up to 25% of the required parking for commercial and
unassigned attached residential spaces.
Parking aisles shall meet the minimum widths specified in the City of Chula Vista Parking Table.
Motorcycle Parking
Uses requiring 25-100 parking spaces shall provide at least 1 dedicated motorcycle space.
Uses with more than 100 parking spaces required shall provide 1 motorcycle space per 100
automobile spaces.
Bicycle Parking
Bicycle parking shall be provided as specified by the applicable building configuration and
CalGreen.
Bicycle parking located within buildings, garages, or private yard spaces that are not accessible
to the public shall be considered secure spaces and do not require additional security devices.
All other bicycle parking shall be permanently anchored with the ability to secure both the
wheels and the frame and shall meet the requirements of CalGreen.
Bicycle parking facilities shall be located pursuant to the requirements of CalGreen and in
highly visible areas to the greatest extent feasible in order to minimize theft and vandalism
and encourage use.
Bicycle parking shall be located to prevent parked bicycles from blocking sidewalks and other
pedestrian corridors, maintaining a minimum of 4 feet for pedestrians to pass.
Bicycle parking provided in garage spaces shall not encroach into required vehicle
parking areas.
Paving
All off-street parking areas, including driveways and parking lots, shall provide a durable and
dustless surface.
Parking areas shall be graded and drained to dispose of all surface water.
Porous paving is permitted for surface lots if properly engineered.
All surface parking areas shall be designed in accordance with the Village 8 Water Quality
Technical Report.
Lighting of Parking Areas
Lighting shall be provided in all parking areas for safety.
Lighting shall be designed so as to minimize light spillage onto adjacent properties.
Lighting shall meet the requirements of CVMC Section 19.62.120 Parking areas-Lighting arrangements.
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Development Code
November 2013 3-15
Surface Parking Lot Screening and Landscaping
Provide a minimum 5-foot landscaped setback between parking lots and adjacent buildings.
Provide a 10-foot minimum landscape buffer setback between parking areas and
public rights-of-way.
For parking areas consisting of 5 or more consecutive spaces, parking setbacks adjacent to
public rights-of-way shall be landscaped to screen parking to a minimum height of 3.5 feet.
Any approved combination of planting, walls, and/or decorative features, which are visually
compatible with the community aesthetic values, may be utilized.
The total parking area shall be landscaped in accordance with the City’s Landscape Manual.
All planting areas, walls, fences, and services areas shall be separated from parking areas by
1-foot horizontal concrete curb or step out.
Parking Structures
Stand-alone above-ground parking structures are only permitted in the Town Center Zone.
Refer to Section 4.3.7, Parking Lots and Structures, for design guidelines applicable to above
ground parking structures.
Subterranean parking structures are permitted in any zone provided they do not encroach into
public rights-of-way.
Parking Lot and Parking Structure Access
Entries into parking lots and structures shall be designed to be convenient and easy to find
through location and/or signage.
Adequate vehicle stacking distance at entrances to paid or gated parking facilities shall be
provided to reduce traffic impacts on adjacent public streets. Maximum driveway width along
public streets is 24 feet.
Parking lot/structure entry design, including stacking and secondary access, shall be reviewed
at the site plan level.
8.
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a.
b.
c.
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a.
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All Zones
Otay Ranch Village 8 West SPA
3-16 Draft
G. Lighting
All lighting shall comply with CVMC Section 19.66.100 Glare, which prohibits direct sky
reflected glare.
Lighting shall be provided along streets, trails, and other pedestrian corridors as well as within parks
and other public spaces to provide safety and deter graffiti.
Required lighting levels shall be determined at site plan review so that it may be designed to
respond to the specific use and surrounding conditions of the site.
H. Interim Uses
The following interim uses are permitted:
Crop farming, tree farming, and nurseries shall be permitted as an interim use in any zone, provided
the area in which the use will occur has not been subdivided or plotted into any parcel less than
one acre in size. Any buildings including but not limited to farm buildings, packing sheds, and
greenhouses shall be subject to a conditional use permit.
Surface parking lots shall be permitted as an interim use in the Town Center (TC) Zone subject
to approval of the Development Services Director. Interim parking lots and are not subject to the
parking lot landscaping requirements contained herein.
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Development Code
November 2013 3-17
I. Temporary Uses
The following temporary buildings, structures, and uses shall be permitted during construction and residential
unit sales with the location of use subject to approval of the Developments Services Director. All temporary
structures associated with residential sales and construction shall be removed no later than 60 days after the
sale of the last house.
Contractor’s Office and/or Storage - Temporary structures including the housing of tools and
equipment or that contain supervisory offices used in connection with construction projects.
Temporary Recycling of Construction Materials - Demolition materials to be reused as part of
the construction process, subject to the conditions as may be imposed by the tentative tract map
approval and/or the development agreement.
Temporary Tract/Sales Office/Pavilion - Temporary tract sales pavilion within a commercial mobile
home until a model home becomes available for use as a sales office.
Model Homes - Model homes, their garages, parking lots, and private recreation facilities are
temporary uses and may be used as offices for the first sale of homes within a recorded tract and
subsequent similar tracts utilizing the same architectural designs, subject to the regulations of the
City of Chula Vista governing said uses and activities, Unless otherwise determined by the Zoning
Administrator, an administrative Conditional Use Permit and administrative Design Review shall be
required for model home sites. At the discretion of the Zoning Administrator, the Conditional Use
Permit may be referred to the Planning Commission or the Design Review Board, respectively, for a
decisions. Otherwise, administrative procedures shall be used.
The following temporary buildings, structures, and uses shall be permitted throughout the life of the
SPA development with the location of use subject to approval of the Developments Services Director:
Carnivals, Fairs, and Festivals - Temporary carnivals, fairs, and festivals shall be subject to the
provisions of Chula Vista Municipal Code 19.58.042 and shall require and Administrative Conditional
Use Permit.
Seasonal Sales - Outdoor seasonal sales including Christmas tree lots, pumpkin patches, and similar
uses shall require and Administrative Conditional Use Permit.
Certified Farmers Market - Subject to the provisions of Chula Vista Municipal Code 19.58.148 and
19.54; shall require a Conditional Use Permit.
1.
2.
3.
4.
5.
6.
7.
8.
All Zones
Otay Ranch Village 8 West SPA
3-18 Draft
3.3.2 T-1: Open Space Preserve (OP) zone
The Open Space Preserve (OP) Zone is intended to protect natural areas
that are part of the City of Chula Vista’s Multiple Species Conservation Plan
(MSCP) Subarea. In Village 8 West, these lands consist of one 15.6-acre
parcel in the southwest corner of the SPA, adjacent to the Otay River Valley.
This Zone allows for habitat preserves pursuant to the regulations of the
MSCP Subarea Plan, the Otay Ranch Resource Management Plan (RMP),
and the Otay Valley Regional Park (OVRP) Concept Plan.
A. T-1: OP Permitted Land Uses
The primary use for this zone is Habitat Preserve. Only under limited
circumstances may certain uses other than Habitat Preserve, as determined
by the City of Chula Vista to be compatible with the goals and objectives of
the City’s MSCP Subarea Plan and the Otay Ranch Resource Management
Plan (RMP), be permitted.
Only under limited circumstances may certain amenities and facilities, as determined by the City to be
compatible with the goals and objectives of the City’s MSCP Subarea Plan and Otay Ranch RMP, be permitted
within the preserve. Any proposed amenities or facilities within the Preserve shall be subject to the prior
review and approval of the Development Services Director.
Any proposed uses other than Habitat Preserve shall be subject to prior review and approval of the
Development Services Director and any applicable management agencies.
B. Other Applicable Requirements
All uses within the T-1: Open Space Preserve (OP) Zone shall be subject to compliance with the following:
Chapter 7 - Parks and Open Space
City of Chula Vista Final MSCP Subarea Plan
Otay Ranch RMP
City of Chula Vista Greenbelt Master Plan
Village 8 West Fire Protection Plan (Appendix F)
Requirements of Army Corps of Engineers, Wildlife Agencies, and/or other applicable
management entities
1.
2.
3.
4.
5.
6.
Key Map
(N.T.S.)
Development Code
November 2013 3-19
3.3.3 T-1: Open Space (OS) zone
The Open Space (OS) Zone is intended to integrate perimeter slopes and
other undevelopable areas within the SPA. Portions of the Open Space Zone
are located within the Preserve Edge, a 100-foot buffer zone adjacent to the
MSCP Preserve. The Preserve Edge is also regulated by the Village 8 West
Preserve Edge Plan.
A. T-1: PE Permitted Land Uses
No structures other than fencing and walls shall be permitted. Perimeter
fences and walls shall be built and landscaped in such a way as to minimize
visual impacts on the MSCP Preserve and the Otay Valley Regional Park.
Trails and associated signage, benches, and trail amenities may be permitted,
subject to the review and approval of the Development Services Director (or
their designee). Trail signage shall meet the requirements of the Greenbelt
Master Plan.
B. Other Applicable Requirements
All uses within the T-1: Open Space (OS) Zone shall be subject to compliance with the following:
Chapter 7 - Parks and Open Space
City of Chula Vista Final MSCP Subarea Plan
Otay Ranch RMP
City of Chula Vista Greenbelt Master Plan
Village 8 West Fire Protection Plan (Appendix F)
Village 8 West Preserve Edge Plan (Appendix D)
1.
2.
3.
4.
5.
6.
T-1: OP Zone and PE Zone Standards
Key Map
(N.T.S.)
3.3.4 T-2: neighborhood edge (ne) zone
The primary intent of the Neighborhood Edge (NE) Zone is to provide a
transition between the natural environment and residential development.
This zone will reflect a single-family detached character with park and trail
connections to adjacent open space. This zone will utilize a development
pattern suitable for hill-top conditions and view lots.
A. Permitted Building Configurations
(See Section 3.4, Building Configurations)
Conventional Home
Neighborhood Recreation Facility
Innovative
B. Lot Configuration
Lot Width: 40 feet minimum; corner lots 45 feet minimum
(measured at center of lot)
Lot Size: 4,000 square feet minimum
Lot Coverage: 70% maximum
Building Height : 35 feet maximum; 2 story or nested 3rd story maximum
Plotting: Front Loaded or Lane Loaded;
Traditional, Zero Lot Line, and RUE configurations permitted
1.
2.
3.
1.
2.
3.
4.
5.
T-2: NE Maximum Height
Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
3-20 Draft
Development Code
November 2013 3-21
T-2: NE Zone Standards
C. T-2: NE Permitted Land Uses
Use Permit Other Applicable Regulations
Residential Uses
Assisted Living/Nursing Home/Convalescent Home (6 patients or fewer)P
Assisted Living/Nursing Home/Convalescent Home (more than 6 patients)CUP CVMC 19.58.110, CVMC 19.54.020
Group Residence (Dormitories, Boarding Houses, etc.)CUP
Home Occupation A
Live/Work N
Mobile Home N
Multi-Family N
Shopkeeper N
Single Family P
Other Uses
Day Care Facility (Commercial)N
Day Care Facility (Home based, 7-12 children)LFD CVMC 19.58.147
Day Care Facility (Home based, up to 6 children)P
Fire/Police Station P
Private Educational Facility CUP CVMC 19.54.020
Public Educational Facility P
Religious or Spiritual Institution CUP CVMC 19.58.110,19.54.020
Retail Commercial, Office, and Service Commercial N
Social or Fraternal Organizations CUP CVMC 19.58.100
Temporary Uses P/CUP Section 3.3.1(I)
Recreational Facilities
Athletic Fields and Sport Courts P
Bicycle & Pedestrian Trails & Associated Signage P
Community Garden A
Community Center/Recreation Center (Public or Private)CUP CVMC 19.58.100
Parks (Public or Private)P
Picnic Areas, Benches, Barbecue Facilities P
Playgrounds (Public or Private)P
Swim Center/Community Pool (Public or Private)CUP CVMC 19.58.040
Utilities + Equipment
Cellular Tower CUP CVMC 19.89
Roof Mounted Satellite Dishes smaller than or equal to 36 inches in diameter P
Roof Mounted Satellite Dishes larger than 36 inches in diameter CUP CVMC 19.22.030
Utility Substation/Gas Regulator CUP CVMC 19.58.140
Secondary/Accessory Uses
Accessory Buildings, Structures, and Uses P Section 3.3.1 A, CVMC 19.58.020
Accessory Secondary Units (ASUs)P Section 3.3.1 B, CVMC 19.58.022
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character
as any permitted or conditionally permitted use listed above)
T-2: NE Living Area Setbacks - Front Loaded Lots T-2: NE Setbacks - Lane Loaded Lots
Otay Ranch Village 8 West SPA
3-22 Draft
D. Minimum Building Setbacks from Property Line
Street: See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Interior Side: 5 feet to living area or side of garage
25 feet to face of garage door (turn-in garage)
Rear Property Line: 20 feet to living area for front loaded homes
(Front Loaded Homes) 10 feet to accessory second unit (ASU)
5 feet to single story detached accessory building (DAB)
Rear Common Lane: 5 feet maximum or 19 feet minimum to garage face
(Lane Loaded Homes) 5 feet to living area
5 feet maximum or 19 feet minimum to garage face
5 feet to DAB/ASU
1.
2.
3.
4.
E. Permitted Encroachments
(See Section 3.3.1.D, Height Exceptions and
Permitted Encroachments)
Encroachment into required setbacks are permitted as
follows:
Street: See applicable corridor
standards in Chapter 5,
Circulation & Corridor Design
Interior Side: 2 feet
Rear Property Line: 10 feet
Rear Common Lane: 0 feet
1.
2.
3.
4.
T-2: NE Permitted Encroachments
T-2: NE Garage Setbacks - Front Loaded Lots
T-2: NE Garage Setbacks- Lane Loaded Lots
Living Area
Garage
19
Development Code
November 2013 3-23
T-2: NE Zone Standards
Legend - Setbacks
Living Area
Outdoor Living Area/
Permitted Encroachment
Legend - Encroachments
3.3.5 T-2: neighborhood General (nG) zone
The primary intent of the Neighborhood General (NG) Zone is to provide
for attached residential and detached residential cluster neighborhoods
compatible with single family neighborhoods. These homes provide a
transition from the T-2: NE Zone to the higher density T-3: NC Zone. While
residential uses are intended as the primary use for the NG Zone, secondary
non-residential uses that foster a functional and walkable neighborhood
are permitted.
A. Permitted Building Configurations
(See Section 3.4, Building Configurations)
Conventional Home
Motor Court
Linear Green Court
Bungalow Green Court
Villa House
Row House
Neighborhood Recreation Facility
Innovative
1.
2.
3.
4.
5.
6.
7.
8.
T-2: NG Maximum Height T-2: NG Maximum Height (Up to 40% of units per street frontage)
Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
3-24 Draft
B. Lot Configuration
Lot Width: 20 feet; 30 feet for corner lots (measured at center of lot)
Lot Size: 2,700 square feet minimum for detached configurations;
Lot size to be determined by the site plan for attached and semi-attached
configurations
Lot Coverage: 80% maximum
Building Height : 35 feet maximum; 2 story or nested 3rd story maximum
Up to 40% of units along each street frontage may be 3 story; 45 feet maximum
Plotting: Front Loaded or Lane Loaded; Traditional, Zero Lot Line, and RUE
configurations permitted
1.
2.
3.
4.
5.
C. T-2: NG Permitted Land Uses
Use Permit Other Applicable Regulations
Residential Uses
Assisted Living/Nursing Home/Convalescent Home (6 patients or fewer)P
Assisted Living/Nursing Home/Convalescent Home (more than 6 patients)CUP CVMC 19.58.110, CVMC 19.54.020
Group Residence (Dormitories, Boarding Houses, etc.)CUP
Home Occupation A
Live/Work N
Mobile Home N
Multi-Family P
Shopkeeper N
Single Family P
Other Uses
Day Care Facility (Commercial)N
Day Care Facility (Home based, 7-12 children)LFD CVMC 19.58.147
Day Care Facility (Home based, up to 6 children)P
Fire/Police Station P
Private Educational Facility CUP CVMC 19.54.020
Public Educational Facility P
Religious or Spiritual Institution CUP CVMC 19.58.110,19.54.020
Retail Commercial, Office, and Service Commercial N
Social or Fraternal Organizations N CVMC 19.58.100
Temporary Uses P/CUP Section 3.3.1(I)
Recreational Facilities
Athletic Fields and Sport Courts P
Bicycle & Pedestrian Trails & Associated Signage P
Community Garden A
Community Center/Recreation Center (Public or Private)CUP CVMC 19.58.100
Parks (Public or Private)P
Picnic Areas, Benches, Barbecue Facilities P
Playgrounds (Public or Private)P
Swim Center/Community Pool (Public or Private)CUP CVMC 19.58.040
Utilities + Equipment
Cellular Tower CUP CVMC 19.89
Roof Mounted Satellite Dishes smaller than or equal to 36 inches in diameter P
Roof Mounted Satellite Dishes larger than 36 inches in diameter CUP CVMC 19.22.030
Utility Substation/Gas Regulator CUP CVMC 19.58.140
Secondary/Accessory Uses
Accessory Buildings, Structures, and Uses P Section 3.3.1 A, CVMC 19.58.020
Accessory Secondary Units (ASUs)N Section 3.3.1 B, CVMC 19.58.022
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character as any permitted or conditionally permitted use listed above)
Development Code
November 2013 3-25
T-2: NG Zone Standards
Otay Ranch Village 8 West SPA
3-26 Draft
D. Minimum Building Setbacks from Property Lines
Street: See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Interior Side: 5 feet
10 feet to SD or T-2: NE Zones
Rear Property Line: 10 feet to living area
5 feet to single story accessory structures/garage
Rear Common Lane: 5 feet maximum or 19 feet minimum to garage face
5 feet to single story accessory structures
E. Minimum Building Separations
Front to Adjacent Building: 20 feet minimum; 30 feet minimum for third-story massing
Rear to Rear/Rear to Side: 20 feet minimum; 30 feet minimum when lane is present
Side to Side: 10 feet minimum
F. Permitted Encroachments
(See Section 3.3.1.D, Height Exceptions and Permitted Encroachments)
Encroachment of outdoor living spaces and architectural projections into required setbacks are
permitted as follows:
Street See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Lane/Motorcourt: No first story encroachments
2 feet for second story encroachments
Common Area: 5 feet for Outdoor Living Spaces; 2 feet for Projections
length of combined encroachments shall not exceed
50% of the building’s frontage
Building Side-to-Side: 2 feet for Projections for single-family detached and duplex
0 feet for Projections for multi-family attached
Open Space/Park/T-2 NE: 2 feet for Projections
1.
2.
3.
4.
1.
2.
3.
1.
2.
3.
4.
5.
T-2: NG Setbacks and Permitted Encroachments
T-2: NG Parking Setbacks
19’19’
Development Code
November 2013 3-27
T-2: NG Zone Standards
Legend - Parking Setbacks
Legend - Setbacks and Permitted Encroachments
Living Area
Outdoor Living Area/
Permitted Encroachment
Living Area
Garage
Otay Ranch Village 8 West SPA
3-28 Draft
3.3.6 T-3: neighborhood Center (nC) zone
The primary intent of the Neighborhood Center (NC) Zone is to provide for
higher-density residential neighborhoods that foster walkability and provide
a transition from residential neighborhoods to the mixed-use character of
the Town Center. While residential uses are intended as the primary use for
the NC Zone, secondary non-residential uses that foster a functional and
walkable neighborhood are permitted.
A. Building Configurations Permitted
(See Section 3.4, Building Configurations)
Conventional Home
Motor Court
Linear Green Court
Bungalow Green Court
Villa House
Row House
Stacked Units
Live/Work
Neighborhood Recreation Facility
Innovative
B. Lot Configuration
Lot Width: 20 Feet; 25 feet for corner lots
Lot Size: 2,000 square feet for detached configurations;
lot size to be determined by the site plan for
attached and semi-attached configurations
Lot Coverage: 90% Maximum
Building Height: 3 stories maximum; 45 feet maximum
Plotting: Front Loaded or Lane Loaded;
Traditional, Zero Lot Line, and RUE
configurations permitted;
Shall provide frontage along all
public roadways.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
1.
2.
3.
4.
5.
T-3: NC Maximum Height
Key Map
(N.T.S.)
C. T-3: NC Permitted Land Uses
Use Permit Other Applicable Regulations
Residential Uses
Assisted Living/Nursing Home/Convalescent Home (6 patients or fewer)P
Assisted Living/Nursing Home/Convalescent Home (more than 6 patients)CUP CVMC 19.58.110, CVMC 19.54.020
Group Residence (Dormitories, Boarding Houses, etc.)CUP
Home Occupation A
Live/Work P
Mobile Home N
Multi-Family P
Shopkeeper N
Single Family P
Other Uses
Ambulance/Emergency Services/Urgent Care CUP CVMC 19.58.110 and 19.54
Day Care Facility (Commercial)N
Day Care Facility (Home based, 7-12 children)LFD CVMC 19.58.147
Day Care Facility (Home based, up to 6 children)P
Fire/Police Station P
Private Educational Facility CUP CVMC 19.54.020
Public Educational Facility P
Religious or Spiritual Institution CUP CVMC 19.58.110,19.54.020
Retail Commercial, Office, and Service Commercial N
Social or Fraternal Organizations N CVMC 19.58.100
Temporary Uses P/CUP Section 3.3.1(I)
Recreational Facilities
Athletic Fields and Sport Courts P
Bicycle & Pedestrian Trails & Associated Signage P
Community Garden A
Community Center/Recreation Center (Public or Private)CUP CVMC 19.58.100
Parks (Public or Private)P
Picnic Areas, Benches, Barbecue Facilities P
Playgrounds (Public or Private)P
Swim Center/Community Pool (Public or Private)CUP CVMC 19.58.040
Utilities + Equipment
Cellular Tower CUP CVMC 19.89
Roof Mounted Satellite Dishes smaller than or equal to 36 inches in diameter P
Roof Mounted Satellite Dishes larger than 36 inches in diameter CUP CVMC 19.22.030
Utility Substation/Gas Regulator CUP CVMC 19.58.140
Secondary/Accessory Uses
Accessory Buildings, Structures, and Uses P Section 3.3.1 A, CVMC 19.58.020
Accessory Secondary Units (ASUs)N Section 3.3.1 B, CVMC 19.58.022
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character as any permitted or conditionally permitted use listed above)
Development Code
November 2013 3-29
T-3: NC Zone Standards
T-3: NC Lot Configuration and setbacks
1919
Otay Ranch Village 8 West SPA
3-30 Draft
D. Building Setbacks from Property Lines
Street: See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Interior Side: 5 feet
Rear Property Line: 10 feet
Rear Common Lane: 5 feet to living area
5 feet maximum or 19 feet to garage face
E. Minimum Building Separations
Front to Adjacent Building: 20 feet
Rear to Rear/Rear to Side: 20 feet (30 feet when lane is present)
Side to Side: 10 feet
E. Permitted Encroachments (See Section 3.3.1.D, Height
Exceptions and Permitted Encroachments)
Street: See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Lane/Motorcourt: no first story encroachments
2 feet for second story encroachments
Common Areas: 5 feet for Outdoor Living Spaces
2 feet for Projections
Building Side-to-Side: no encroachments
1.
2.
3.
4.
1.
2.
3.
1.
2.
3.
4.
Legend - Setbacks
Living Area
Garage
Development Code
November 2013 3-31
T-3: NC Zone Standards
T-3: NC lot configuration and setbacks
20’
5’
20’
Otay Ranch Village 8 West SPA
3-32 Draft
3.3.7 T-4: Town Center (TC) zone
The primary intent of the Town Center (TC) Zone is to provide for mixed-use
development that supports adjacent residential neighborhoods and fosters
walkability. Uses within the Town Center will include a mix of retail sales
and services with high-density attached homes. The Town Center is intended
to be an urban walkable zone characterized by pedestrian-oriented ground
floor units, public plazas, and other pedestrian spaces that promote a
vibrant 24-hour activity center and living environment. A Master Precise Plan
shall be prepared for this zone in accordance with Section 9.3.7.
A. Building Configurations Permitted
(See Section 3.4, Building Configurations)
Rowhouse
Stacked Units
Live/Work (Attached and Semi-attached)
Shopkeeper (Attached and Semi-attached)
Commercial Block
Neighborhood Recreation Facility
Community Purpose Facility
Innovative
B. Lot Configuration
Lot Width/Size: To be determined
by the site plan
Lot Coverage: No maximum
Building Height: 4 stories maximum;
60 feet maximum
Plotting: Close to sidewalk except
where pedestrian plazas and
spaces occur; Shall provide
frontage along all
public roadways.
1.
2.
3.
4.
5.
6.
7.
8.
1.
2.
3.
4.
T-4 TC Maximum Height
Key Map
(N.T.S.)
Development Code
November 2013 3-33
T-4: TC Zone StandardsC. T-4: TC Permitted Land Uses
Use Permit Other Applicable regulations
Administrative and Professional Offices
Banks and Financial Institutions P
Chiropractic and Acupuncture Offices P
Medical and Dental Offices P
Pharmacy Associated with Medical Office P
Professional Offices P
Telework Center P
Veterinary Clinic/Animal Hospital (small animals only)CUP CVMC 19.58.050
Automobile Related Uses
Automobile Parts Store P
Automobile Rental (not including car share)N
Automobile Repair (up to 4 bays)/Towing CUP CVMC 19.58.280
Car Share P CVMC 19.40.030
Car Wash CUP CVMC 19.58.060
Drive-through Establishments CUP CVMC 19.58.120
Gas Station (Throughput less than 3.6 million gallons per year)CUP CVMC 19.58.280
Parking Garage or Lot/Shared parking facility A SPA Sections 3.3.1.F and 4.3.7; Applicable
Building Configuration Standards
Personal Services
Art/ Photography/Music Studio A
Barber or Beauty Shop/ Nail Salon/Suntan Parlor P
Coin Operated Laundry Facility/Laundry Service P
Dry Cleaner Storefront (off-site processing only/no perchloroethlyene)P
Dance/Physical Fitness Studio or Health Club (less than 2000 square feet)P
Dance/Physical Fitness Studio or Health Club (2000 square feet or larger)CUP
Massage Therapy/Day Spa P
Palm/Psychic Reading Service P
Tailor/Seamstress Shop/Shoe Repair P
Tattoo Parlor P
Residential Uses
Assisted Living/Nursing Home/Convalescent Home (6 patients or fewer)P
Assisted Living/Nursing Home/Convalescent Home (more than 6 patients)CUP CVMC 19.58.110, CVMC 19.54.020
Group Residence (Dormitories, Boarding Houses, etc.)CUP
Home Occupation A
Live/Work P
Mixed Use Residential P
Mobile Home N
Multi-Family P
Shopkeeper P
Single Family N
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character as any permitted or conditionally permitted use listed above)
Otay Ranch Village 8 West SPA
3-34 Draft
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character as any permitted or conditionally permitted use listed above)
Use Permit Other Applicable regulations
Retail and Service Commercial Uses (Excluding Big Box)
Antique Store P
Appliance Store/Plumbing and Heating Store N
Appliance Repair, Services, and Rental N
Art Gallery P
Bakery/ Delicatessen P
Bar/Cocktail Lounge (See also sale of alcohol)CUP CVMC 19.58.115 and Chapter 5.26 CVMC
Bicycle Sales and Repair P
Billiard/Pool Hall/Batting Cages/Bowling Alley/Card Room/
Arcade/Skating Rink/Other Commercial Amusement
CUP CVMC 19.58.040
Carpet/Drapery Store/ Paint/Wallpaper Store P
Check Cashing Store/Payday Loan Facility CUP
Coffee/Espresso Shop P
Consignment Store P
Convenience Market A
Copying, Printing, Reproduction, Mailing, and Facsimile Service P
Dance Hall/Night Club (See also Sale of Alcohol)CUP CVMC 19.58.115 and Chapter 5.26 CVMC
Drug Store/Pharmacy P
Floral Shop P
General Retail, i.e. Jewelry, Sporting Goods, Music, Home
Goods, Bookstore, Camera and Video, Toys, Office Supplies,
Gifts, Clothing (New), Art and Art Supply Store, Department
Store, Fabric and Craft Store, Furniture Store, etc.
P
Hardware Store (Not including Lumber Yard)P
Hotel or Motel P CVMC 19.58.210
Locksmith Shop P
Nursery (Plants)P
Pawn Shop CUP
Pet Store/Pet Grooming Shop P
Pet Day Care/Pet Hotel CUP CVMC 19.58.190
Restaurant, Sit Down or Take Out (See also Sale of Alcohol)P
Reverse Vending Machine P
Sale of Alcohol/Liquor Store CUP
Sign Shop N
Social or Fraternal Organizations A CVMC 19.58.100
Supermarket/Grocery Store P
Theater (Motion Picture/Independent Film/ Live Performance)CUP CVMC 19.58.040
Thrift Shop/Clothing Store (Used)CUP
Video Sales and Rentals P
Upholstery Shop (Furniture)N
Development Code
November 2013 3-35
Use Permit Other Applicable regulations
Other Uses
Ambulance/Emergency Services/Urgent Care CUP CVMC 19.58.110 and 19.54
Animal Hospital CUP CVMC 19.58.050
Broadcasting/Recording Studio CUP CVMC 19.54
Day Care Facility (Commercial)A
Day Care Facility (Home based, 7-12 children)LFD CVMC 19.58.147
Day Care Facility (Home based, up to 6 children)P
Educational Tutoring Facility P
Fire/Police Station P
Homeless Shelter N CVMC 19.58.110
Hospital N CVMC 19.58.110
Library/Museum P
Mortuary CUP CVMC 19.58.080 and CVMC 19.54
Private Educational Facility CUP CVMC 19.54
Public Agency or Educational Facility P
Religious or Spiritual Institution CUP CVMC 19.58.110 and CVMC 19.54
Social or Fraternal Organizations N CVMC 19.58.100
Temporary Uses P/CUP Section 3.3.1(I)
Recreational Facilities
Athletic Fields and Sport Courts P
Bicycle & Pedestrian Trails & Associated Signage P
Community Garden A
Community Center/Recreation Center (Public or Private)CUP CVMC 19.58.100
Parks (Public or Private)P
Picnic Areas, Benches, Barbecue Facilities P
Playgrounds (Public or Private)P
Swim Center/Community Pool (Public or Private)CUP CVMC 19.58.040
Utilities + Equipment
Electrical/Utility Substations CUP CVMC 19.58.140
Gas Regulator CUP
Roof Mounted Satellite Dishes Smaller Than or Equal to 36” in Diameter P
Roof Mounted Satellite Dishes Larger Than 36” in Diameter CUP CVMC 19.22.030 (Residential) or
19.30.040 (Commercial)
Secondary/Accessory Uses
Accessory Structures, Buildings and Uses P Section 3.3.1 A, CVMC 19.58.020
Accessory Secondary Units (ASUs)N Section 3.3.1 B, CVMC 19.58.022
A = Administrative Conditional Use Permit /P =Permitted /CUP =Conditional Use Permit/N = Not Permitted/LFD = Large Family Daycare Permit (Note: Uses not listed may be permitted or conditionally permitted if the zoning administrator determines said use is of the same general character as any permitted or conditionally permitted use listed above)
T-4: TC Zone Standards
Otay Ranch Village 8 West SPA
3-36 Draft
D. Minimum Building Setbacks and Separations
Street: See applicable corridor standards in
Chapter 5, Circulation & Corridor Design
Parking/Lane/Drive Aisle: 5 feet minimum
Building Separations: 0 feet minimum
Paseo/service area between buildings: 20 feet minimum
E. Encroachments and Projections
(See Section 3.3.1.D, Height Exceptions and Permitted Encroachments)
Street See applicable corridor standards in
Chapter 5, Circulation & Corridor Design
Lane: No first story elements below 8 feet:
3 feet max. for elements 8 feet or more above sidewalk
Paseo/service area between buildings: 5 feet maximum
1.
2.
3.
4.
1.
2.
3.
Development Code
November 2013 3-37
T-4: TC lot configuration and setbacks
T-4: TC Zone Standards
Legend - Setbacks
Legend - Encroachments
Living Area
Garage
Living Area
Garage
No additional setbacks
are required at controlled
intersections.
The Vision Clear Triangle per
CVMC 12.12.120 is required at
uncontrolled intersections.
Otay Ranch Village 8 West SPA
3-38 Draft
3.3.8 SD: Community Purpose Facility (CPF) zone
The Community Purpose Facility (CPF) Zone is intended to accommodate
Community Purpose Facilities in accordance with Chapter 19.48 of the City
of Chula Vista Municipal Code. CPF sites are defined as lands intended for
non-profit and certain for-profit uses that serve the social, cultural, and
recreational needs of the community. Otay Land Company’s contribution of
University land in Village 9 fulfills the majority of the CPF requirement for
Village 8 West. The City Council determined with the approval of this SPA
Plan, that Otay Land Company’s contribution of University land in Village 9
under the LOA and the one additional CPF site provided by this plan, fulfils
the CPF requirements for Village 8 West. The University land and other
CPF site will be available to the community for those types of uses that are
similar to or fall within the public purposes of those uses allowed by Section
19.48.025 of the Chula Vista municipal code. All uses within CPF designated
lands require a conditional use permit (CUP).
A. Building Configurations Permitted
(See Section 3.4, Building Configurations)
Community Purpose Facility
B. Lot Configuration
Lot Width/Size: Minimum of 4 acres
Lot Coverage: 90% Maximum
Max. Building Height: 3 stories; 45 feet maximum
C. Minimum Building Setbacks from Property Lines
Street: See applicable corridor standards in Chapter 5, Circulation & Corridor Design
Interior Side: 10 feet
Rear: 10 feet
D. Minimum Building Separations
Front to Adjacent Building: 20 feet minimum
Rear to Rear/Rear to Side: 20 feet minimum (30 feet minimum when lane is present)
Side to Side: 10 feet minimum
1.
2.
3.
1.
2.
3.
1.
2.
3.
Key Map
(N.T.S.)
Development Code
November 2013 3-39
E. SD: CPF Permitted Land Use
Refer to CVMC Section 19.48.025 (c) for permitted uses
F. Other Applicable Requirements
All uses within the SD: Community Purpose Facility (CPF) Zone shall be subject to compliance
with the following:
Chapter 4 - Community Design, Section 4.6, Community Use Facility Design Guidelines
Chapter 4 - Community Design, Section 4.75, Community Use Landscaping
1.
2.
SD: CPF Zone Standards
Otay Ranch Village 8 West SPA
3-40 Draft
3.3.9 SD: Parks (P) zone
The Parks (P) Zone is intended to designate park locations throughout the
community to ensure that adequate parkland is provided to support the
proposed intensity of development within the SPA. Parks have been
located to maximize access and support the walkable community
envisioned by the SPA.
A. Building Configurations Permitted
Park buildings are exempt from Building Configuration Standards
B. SD: P Permitted Land Uses
Use Permit Required
Public parks P
Sports fields and courts P
Swimming pools P
Hiking and biking trails and related facilities including signage P
Playgrounds P
Picnic facilities (tables, barbecues, etc.)P
Interpretive nature exhibits and signage P
Maintenance buildings P
Limited water facilities and other essential public facilities and utilities P
Brush management P
Bathrooms P
Recreation buildings, senior center, meeting halls
and auditoriums P
Off street parking lots P
P =Permitted / A = Administrative Conditional Use Permit / CUP =Conditional Use Permit
C. Other Applicable Requirements
All uses within the SD: Park (P) Zone shall be subject to compliance with the following:
Chapter 7 - Parks and Open Space
City of Chula Vista Park Master Plan
1.
2.
Key Map
(N.T.S.)
Development Code
November 2013 3-41
3.3.10 SD: Basin (B) zone
The Basin (B) Zone is intended to allow for the construction of a detention
basin in the Town Center necessary to serve the area. This basin shall be
designed so it can be landscaped and its view screened/enhanced from the
street.
A. Building Configurations Permitted
No buildings are permitted in this zone
B. SD: B Permitted Land Uses
Use Permit
Detention Basin P
P =Permitted
SD: Park Zone and Basin Zone Standards
Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
3-42 Draft
3.4 BUILDIn G COnFIGUrATIOnS
Village 8 West provides a diverse range of housing opportunities in residential and mixed-use configurations.
Retail, office, public, quasi-public, and community uses will also add diversity to the community. The
following building configuration standards establish permitted configurations of buildings within all zones.
Each building shall also meet the development code requirements of the zone in which they are utilized.
Building Configuration standards identify specific regulations for the configuration of buildings and lots
to regulate important characteristics (pedestrian and vehicle access, open space, parking, etc.) of the built
form. Additional design requirements that cover more than one building configuration can be found in the
Chapter 4, Community Design. Within the building placement requirements of the applicable zone, Building
configuration regulations further reinforce the desired community character to encourage quality development
that suits the character of Otay Ranch.
Table 3-1: Building Configuration Standards
Building Configuration
As Permitted (P) by Transect and Zone
T-1 T-2 T-3 T-4 SD
OP*OS*ne nG nC TC P**CPF B*
Conventional Home P P P
Motorcourt P P
Linear Green Court P P
Bungalow Green Court P P
row House P P
Villa House P P
Stacked Units P P
Live/Work P P
Shopkeeper P
Commercial Block P
Innovative P P P P
neighborhood recreation P P P P P
Community Purpose Facility P P
* No Buildings are Permitted in the Open Space Preserve (OP), Open Space (OS), or Basin (B) Zones.
** Buildings within the Parks Zone are exempt from the Building Configuration Standards. See Section 3.4.B.
Development Code
November 2013 3-43
Building Configuration Standards
A. Purpose
This section identifies the building configurations allowed within Village 8 West and provides design standards
for each configuration of building to ensure that proposed development is consistent with the Master
Developer’s and City’s goals for building form, character, and quality within the SPA.
B. Applicability
Each proposed building shall be designed in compliance with the standards
of this development code for the applicable building configuration.
Non-residential buildings that have a significant impact upon community
image and/or identified by the Master Developer as “Landmarks” shall be
exempted from the Building Configuration standards of this section and
independently reviewed as part of the Design Review process.
In addition, public and institutional buildings (such as schools, fire stations,
libraries, police stations, and buildings associated with public parks)
are exempt from these standards because of their unique disposition
and application. Such buildings shall be subject to design review by the
appropriate City department. For example, buildings associated with parks
shall be reviewed and approved by the Director of Recreation.
C. Allowable Building Configurations by Zone
Each building configuration described in this section is subject to the requirements of the applicable zone and
the following building configuration standards. More than one building configuration may be combined on the
same site or within the same building where appropriate provided both configurations are permitted within
the zone. For instance, Linear Green Courts may be plotted along with Bungalow Green Courts when site
constraints exist or Live/work may be plotted in the same building as Stacked Flats.
Landmark Example
Otay Ranch Village 8 West SPA
3-44 Draft
3.4.1 Conventional Home
Conventional Home is a building configuration consisting
of a single-family detached home on an individual lot that
is oriented toward the public street. Design of Conventional
Homes shall include a variety of designs that respond to the
applicable frontage type and zone. In addition to zone and
frontage standards, the following standards shall apply to
all Conventional Home Building Configurations:
A. Plotting
Detached
May be plotted on a large lot or as a series of clustered small lots
Traditional, “Z”, and RUE lot plotting permitted
B. Permitted Frontage Types (See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
C. Access
The primary pedestrian entry shall be oriented toward the public street
Where a lane is present, parking and services shall be accessed through the lane
Where a lane is not present, parking and services shall be accessed from the public street frontage
D. Minimum Required Parking
Vehicle: 2 garage spaces per unit
Bicycle: 1 secure space per unit provided within the garage or fenced yard space
E. Open Space
For lots larger than 3000 square feet, a minimum of 750 square feet of private usable open space
(with a private fenced area no less than 15% of the lot area) shall be provided
For lots 3000 square feet and less or condo mapped projects, a minimum of 750 sq. ft. of
combined common and private usable open space (as defined in the Glossary) for each unit shall be
provided, as follows:
A minimum 350 sq. ft. of private usable open space shall be provided per lot
The remaining 400 sq. ft. of required open space may be provided as either common or
private usable open space. However, in all cases, each development shall provide an adequate
amount of common usable open space in one area or in multiple areas to the satisfaction of
the Planning Director during the site plan approval process
F. Special Design Considerations
Refer to Section 4.5, Detached Residential Design Guidelines
Also Refer to Section 4.7, Landscape Design Guidelines
1.
2.
3.
1.
2.
1.
2.
3.
1.
2.
1.
2.
a.
b.
1.
2.
Conventional Home Example
Conventional Home Building Configuration, Plan View Conventional Home Building Configuration, Perspective
Conventional Home Building Configuration, Plan View -
“Z” Lot (RUE in Orange Color)
Conventional Home Building Configuration, Perspective -
“Z” lot (RUE in Orange Color)
Development Code
November 2013 3-45
Building Configuration Standards
RUE
Private Usable
Open Space
Otay Ranch Village 8 West SPA
3-46 Draft
3.4.2 Motor Court
Motor Court is a building configuration consisting of
homes clustered together and oriented toward a motor
court. Garage access is taken from the motor court and
pedestrian entries are accessed from either the motor court
or the public street. The Motor Court Configuration orients
detached homes with garages in a manner that activates
the public street scene by reducing the presence of garage
doors along the public street and providing more “active”
architecture along the public street frontage. In addition to
zone and frontage standards, the following standards shall
apply to all Motor Court Building Configurations:
A. Plotting
Detached
Traditional, “Z” lot and RUE plotting permitted
To the greatest extent feasible, all plotting of Motor Court Building Configurations shall be done in
the Motor Court module; where site planning constraints exist, such as irregularly shaped lots, the
Motor Court Module may be modified to fit the site
B. Permitted Frontage Types (See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
Homes along the public street frontage shall orient primary pedestrian entries to address the street;
all other units shall take front door access from the motor court, pedestrian path, or paseo
Garage access shall be taken from the motor court
D. Minimum Required Parking
Vehicle: 2 garage spaces per unit + 0.25 off-street, unassigned spaces for each bedroom over 3
Bicycle: 1 secure space per unit provided within the garage or fenced yard space
1.
2.
3.
1.
2.
3.
1.
2.
1.
2.
Motor Court Example
Motorcourt Building Configuration, Perspective View
of Typical Motorcourt Module
Motorco
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Motorcourt Building Configuration, Plan View
of Typical Motorcourt Module
Mo
t
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Motorcourt Minimum Dimensions
Development Code
November 2013 3-47
Building Configuration Standards
E. Open Space
For lots larger than 3000 square feet, a minimum
of 750 square feet of private usable open space
(with a private fenced area no less than 15% of
the lot area) shall be provided
For lots 3000 square feet and less or condo
mapped projects, a minimum of 750 sq. ft. of
combined common and private usable open
space (as defined in the Glossary) for each unit
shall be provided, as follows:
A minimum 350 sq. ft. of private usable
open space shall be provided per lot
The remaining 400 sq. ft. of required open
space may be provided as either common or
private usable open space. However, in all
cases, each development shall provide an
adequate amount of common usable open
space in one area or in multiple areas to the
satisfaction of the Planning Director during
the site plan approval process
F. Special Design Considerations
Floor plans shall be designed to create
opportunities for landscaping and front yard
spaces adjacent to the motor court
Elevations, facing motor courts shall be designed
with the same massing considerations and
architectural details as would be required if the
home were facing a public street
Design of the motor court shall address the
functional and aesthetic features of the space
to create a pleasant experience for residents
including planting, decorative paving, or other
design treatments
Refer to Section 4.5, Detached Residential
Design Guidelines for additional design
considerations
Also Refer to Section 4.7, Landscape
Design Guidelines
1.
2.
a.
b.
1.
2.
3.
4.
5.
Otay Ranch Village 8 West SPA
3-48 Draft
3.4.3 Linear Green Court
Linear Court is a building configuration consisting of a row
of detached homes typically oriented toward a common
linear green court. End units adjacent to the public street
are designed to address the public street frontage. The
Linear Green Court orients homes in a manner that
activates the street scene and creates common paseos
along front property lines. This building configuration
separates garage and pedestrian access to opposite sides
of the building by providing front pedestrian entries along
the paseo and garage access from a common rear lane.
In addition to zone and frontage standards, the following
standards shall apply to all Linear Green Court
Building Configurations:
A. Plotting
Detached
Traditional, “Z” lot, and RUE plotting permitted
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
The primary pedestrian entrance shall be accessed and oriented to be visible from the public street
frontage or a linear court
Parking and services shall be accessed through the lane where possible
“Half” street plotting is permitted where site planning constraints exist such that the green court
acts as a front yard for individual units along the street and provides the minimum front yard setback
specified for the applicable corridor (See Chapter 5, Circulation & Corridor Design); garages shall not
front directly onto the public street
D. Minimum Required Parking
Vehicle: 2 garage spaces per unit + 0.25 off-street, unassigned spaces for each bedroom over 3
Bicycle: 1 secure space per unit provided within the garage or fenced yard space
1.
2.
1.
2.
3.
1.
2.
3.
1.
2.
Linear Green Court Examples
Linear Green Court Building Configuration, Perspective View
Public Street
L
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Linear Green Court Building Configuration, Perspective View
Public
S
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Lan
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Linear Green Court Building Configuration, Plan View
Lane
Pu
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S
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Linear Court/Paseo
Lane
Development Code
November 2013 3-49
Building Configuration Standards
E. Open Space
For lots larger than 3000 square feet, a
minimum of 750 square feet of private usable
open space (with a private fenced area no less
than 15% of the lot area) shall be provided
For lots 3000 square feet and less or condo
mapped projects, a minimum of 750 sq. ft. of
combined common and private usable open
space (as defined in the Glossary) for each unit
shall be provided, as follows:
A minimum 350 sq. ft. of private usable
open space shall be provided per lot
The remaining 400 sq. ft. of required open
space may be provided as either common or
private usable open space. However, in all
cases, each development shall provide an
adequate amount of common usable open
space in one area or in multiple areas to the
satisfaction of the Planning Director during
the site plan approval process
F. Special Design Considerations
Floor plans shall be designed to create varied
setbacks and opportunities for landscaping and
front yard spaces adjacent to the linear court
All elevations facing the linear court and public
streets shall be considered “front” elevations
and shall be designed with a comparable level of
architectural detail as the front elevation
Design of the lanes shall address the functional
and aesthetic features of the space to create
a pleasant experience for residents including
planting, decorative paving, enhanced garage
doors, architectural elements, or other
design treatments
Refer to Section 4.5, Detached
Residential Design Guidelines for additional
design considerations
Also Refer to Section 4.7, Landscape
Design Guidelines
1.
2.
a.
b.
1.
2.
3.
4.
5.
Otay Ranch Village 8 West SPA
3-50 Draft
3.4.4 Bungalow Green Court
Bungalow Green Court is a building configuration consisting
of four or more detached units arranged around a common
green courtyard. Pedestrian access to the building occurs along
the edges of the courtyard and the public street. Garages are
accessed from a shared rear lane. Bungalow Green Courts
orient homes in a manner that creates common courtyards and
activates the public street scene with open space pockets. In
addition to zone and frontage standards, the following standards
shall apply to all Bungalow Green Court Building Configurations:
A. Plotting
Detached
Traditional,“Z” lot, and RUE plotting permitted
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
The primary pedestrian entrance shall be accessed and
oriented to be visible from the public street frontage
or a linear court
Parking and services shall be accessed through the
lane where possible
“Half” street plotting is permitted where site planning
constraints exist; however, garages shall not front
directly onto the public street and the green court
shall act as a front yard along the street
D. Minimum Required Parking
Vehicle: 2 garage spaces per unit + 0.25 off-street, unassigned spaces for each bedroom over 3
Bicycle: 1 secure space per unit provided within the garage or fenced yard space
1.
2.
1.
2.
3.
1.
2.
3.
1.
2.
Bungalow Green Court Example
Street Frontage View
Bungalow Green Court Example -
View into Green Court
Bungalow Green Court Example -
View Looking into Lane
Bungalow Green Court Building Configuration, Perspective View
Public
S
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Gre
e
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C
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t
La
n
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Bungalow Green Court Building Configuration, Plan View
Gr
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C
o
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t
La
n
e
Public Street
La
n
e
Development Code
November 2013 3-51
Building Configuration Standards
E. Open Space
For lots larger than 3000 square feet, a minimum of
750 square feet of private usable open space (with a
private fenced area no less than 15% of the lot area)
shall be provided
For lots 3000 square feet and less or condo mapped
projects, a minimum of 750 sq. ft. of combined
common and private usable open space (as defined
in the Glossary) for each unit shall be provided, as
follows:
A minimum 350 sq. ft. of private usable open
space shall be provided per lot
The remaining 400 sq. ft. of required open
space may be provided as either common or
private usable open space. However, in all
cases, each development shall provide an
adequate amount of common usable open
space in one area or in multiple areas to the
satisfaction of the Planning Director during the
site plan approval process
F. Special Design Considerations
Floor plans shall be designed to create variety in
front setbacks and opportunities for landscaping and
front yard spaces adjacent to the green court
All elevations facing the green court and public
streets shall be considered “front” elevations
and shall be designed with a comparable level of
architectural detail as the front elevation
Design of the lanes shall address the functional
and aesthetic features of the space to create a
pleasant experience for residents including planting,
decorative paving, enhanced garage doors,
architectural details, or other design treatments
Refer to Section 4.5, Detached Residential Design
Guidelines for additional design considerations
Also Refer to Section 4.7, Landscape
Design Guidelines
1.
2.
a.
b.
1.
2.
3.
4.
5.
Otay Ranch Village 8 West SPA
3-52 Draft
3.4.5 row House
Row House is a building configuration consisting of attached
units plotted in a row. Unlike the Conventional Home Building
Configuration, Row House typically consists of attached units such as
attached townhomes. Unlike the Stacked Unit Building Configuration
(See Section 3.4.7), each unit is situated on an individual lot. Units
do not stack or overlap. Row Houses must be plotted with a strong
relationship to the street to create a more urban setting; however,
some units may be plotted toward parks, paseos, courts, or gardens
to provide greater common open space opportunities in a more
traditional townhouse configuration. In addition to zone and frontage
standards, the following standards shall apply to all Row House
Building Configurations:
A. Plotting
Attached
May be oriented toward the public street or toward a
common open space area
Buildings shall be plotted to define the street such that no
portion of the building is setback more than 10 feet behind
the minimum setback for the roadway corridor unless
physical site constraints (for example mature trees) prevent
such plotting
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
Each unit shall have an individual pedestrian entrance that
is accessed by walkways leading from parking, a common area, or the public street
Where a lane is present, parking and services shall be accessed through the lane
D. Minimum Required Parking
Vehicle: 2 garage spaces per unit + 0.25 off-street, unassigned spaces for each bedroom over 3
Bicycle: 1 secure space per unit provided within the garage or fenced yard space
1.
2.
3.
1.
2.
3.
1.
2.
1.
2.
Row House Examples
Row House Building Configuration, Plan View
Row House Building Configuration, Perspective View
Public S
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Lane
Pu
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La
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Row House Building Configuration, Perspective View
Development Code
November 2013 3-53
Building Configuration Standards
E. Open Space
For densities up to 30 units/acre, Private Usable
Open Space (as defined in the Glossary) shall be provided
as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
Common Usable Open Space (as defined in the Glossary)
shall be provided as follows:
For densities of 10-20 units/acre, 300 square feet per unit
For densities of 20-30 units/acre, 200 square feet per unit
For densities over 30 units/acre, a minimum of 200 square
feet of combined Private and Common Usable Open Space
shall be provided for each residential unit.
F. Special Design Considerations
Building elevations facing side streets or public spaces shall
be designed with a comparable level of architectural detail
as front, street facing elevations
Massing of buildings shall be reduced in at least 1 of the
following ways:
Massing offsets
Differentiation of units
Stepped massing
Design of lanes shall address the functional and aesthetic
features of the space to create a pleasant experience for
residents including planting, decorative paving, upgraded
garage doors, or other design treatments along lane elevations
Refer to Section 4.4, Attached Residential Design Guidelines
for additional design considerations
Also Refer to Section 4.7, Landscape Design Guidelines
1.
a.
b.
c.
2.
a.
b.
3.
1.
2.
a.
b.
c.
3.
4.
5.
Row House with Street-Facing Garage
Villa House Building Configuration Diagram,
Perspective View - Motorcourt Configuration
Public S
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P
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S
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Otay Ranch Village 8 West SPA
3-54 Draft
3.4.6 Villa House
Villa House is a building configuration that consists of
a large house containing 3 to 8 dwelling units. A Villa
House is typically plotted to appear as a large “single-
family” home accessed from street, or in court or garden
configurations, to provide greater common open space
opportunities. In addition to zone and frontage standards,
the following standards shall apply to all Villa House
Building Configurations:
A. Plotting
Attached
Typically plotted to appear as a single family home
from each street frontage
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
The main pedestrian entrance for each unit shall be
accessed by walkways leading from parking or
the street
Parking and services may be accessed from the
street, lane, motor court, or any combination of
these
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 covered or garage space + 0.5 off-street, unassigned
space per unit
3 or More Bedroom Units: 2 spaces (at least 1 shall be covered or in a garage) + 0.25 off-
street, unassigned space for each additional bedroom over 3
Bicycle: 1 secure space per 3 units
1.
2.
1.
2.
3.
1.
2.
1.
a.
b.
2.
Villa House Examples
Villa House Building Configuration Diagram,
Plan View- Front-Facing Garage Configuration
Motorcourt/
Driveway
Dr
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w
a
y
Public Street
Villa House Building Configuration Diagram,
Plan View - Motorcourt Configuration
Mo
t
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c
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t
/
Dr
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v
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w
a
y
Pu
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S
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Villa House Building Configuration Diagram, Plan View - Lane Loaded Configuration
Lane
Public Street
Pairing of Single Car Garage Doors
to Appear as One Larger Garage
Development Code
November 2013 3-55
Building Configuration Standards
E. Open Space
For densities up to 30 units/acre, Private Usable Open Space
(as defined in the Glossary) shall be provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
Common Usable Open Space (as defined in the Glossary) shall
be provided as follows:
For densities of 10-20 units/acre, 300 square feet per unit
For densities of 20-30 units/acre, 200 square feet per unit
For densities over 30 units/acre, a minimum of 200 square feet
of combined Private and Common Usable Open Space shall be
provided for each residential unit.
F. Special Design Considerations
Building shall be designed to appear as a large single-family
“mansion” home
One entry on each street frontage shall be highly visible from
the street or otherwise emphasized to appear like the primary
entry to the “Villa”; other entries shall be recessed, located at
the side of the building, or otherwise de-emphasized
Garages shall be designed to appear as if they belong to a single
family home from each street frontage; up to two garage spaces
may take direct access from the same street frontage; additional
spaces shall be accessed as a swing-in garage, by a common
lane, or by motor court
Pairing of single car garages to appear as one larger garage is
encouraged to preserve the single family appearance of
the building
Although this building configuration is an attached configuration,
it is intended to appear like a single family home; therefore,
Refer to Section 4.5, Detached Residential Design Guidelines for
additional design considerations as applicable
Also Refer to Section 4.7, Landscape Design Guidelines
1.
a.
b.
c.
2.
a.
b.
3.
1.
2.
3.
4.
5.
6.
Otay Ranch Village 8 West SPA
3-56 Draft
3.4.7 Stacked Units
Stacked Units is a building configuration consisting of a larger scale
residential building that includes multiple attached units including
apartments, flats, condominiums, and/or townhome units (for sale
or for rent). Stacked Units are typically larger than the Villa House
Building Configuration and the existence of multiple units within one
building is apparent. Unlike the Row House Configuration, stacked
units are located on a common lot so that units or portions of units
are able to overlap or “stack” above one another. The Stacked Units
Building Configuration is appropriate for use in combination with or in
proximity to retail shopping areas, employment centers, entertainment
districts, institutions of higher learning, transit, parks, or other urban
uses to create a dynamic activity cluster. In addition to Zone and
Frontage standards, the following standards shall apply to all Stacked
Units Building Configurations:
A. Plotting
Attached
Plotted to address public streets and surrounding uses
Plotted to define interesting public spaces and common areas
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Common Yard
Porch and Fence
Stoop
C. Access
The main pedestrian entrance for each unit is accessed directly from the street, from parking or common
areas, or from hallways or walkways
Parking and services shall be accessed through a lane or within common parking lots or structures
Below-grade and wrapped parking structures permitted; shall be accessed from a side street or lane
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 covered or garage space + 0.5 off-street, unassigned space per unit
3 or More Bedroom Units: 2 spaces (at least 1 shall be covered or in a garage) + 0.25 off-street,
unassigned space for each additional bedroom over 3
Bicycle: 1 secure space per 3 units
1.
2.
3.
1.
2.
3.
1.
2.
3.
1.
a.
b.
2.
Stacked Unit Examples
Stacked Units Building Configuration, Perspective View
Stree
t
Development Code
November 2013 3-57
Building Configuration Standards
E. Open Space
For densities up to 30 units/acre, Private Usable Open Space (as defined in the Glossary) shall be
provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
Common Usable Open Space (as defined in the Glossary) shall be provided as follows:
For densities of 10-20 units/acre,
300 square feet per unit
For densities of 20-30 units/acre,
200 square feet per unit
For densities over 30 units/acre,
a minimum of 200 square feet of
combined Private and Common Usable
Open Space shall be provided for each
residential unit.
F. Special Design Considerations
All building elevations facing streets,
common areas, or public spaces shall
be considered “front” elevations and
shall provide a comparable level of
architectural design and detail
Massing of buildings shall be reduced in at least 1 of the following ways:
Massing offsets
Differentiation of units
Stepped massing
Refer to Section 4.4, Attached Residential Design Guidelines for additional design considerations;
For buildings located in the Town Center, refer to Section 4.3, Town Center Design Guidelines
Also Refer to Section 4.7, Landscape Design Guidelines
1.
a.
b.
c.
2.
a.
b.
3.
1.
2.
a.
b.
c.
3.
4.
Otay Ranch Village 8 West SPA
3-58 Draft
3.4.8 Live/Work
Live/Work is a building configuration that provides opportunities
to live and work in the same location allowing for a better balance
between housing and jobs, a reduction in gas consumption,
and less traffic congestion. Live/Work units facilitate detached
or attached homes designed to accommodate residential as the
primary use with work space for home occupations as defined in
CVMC Section 19.14.490. The building form of Live/Work emulates
the form of surrounding Building Configurations, i.e. attached or
detached, to fit with the scale and character of the surrounding
residential neighborhood. Access and visibility of units shall be
considered to promote viability of the associated non-residential
use. In addition to zone and frontage standards, the following
standards shall apply to all Live/Work Building Configurations:
A. Plotting
Attached or Detached
Plotted to face a public street or paseo accessible by
on-street parking within 200 feet
Recommended to be plotted in groups (4 or more
units) to promote compatibility and an enclave
character conducive to small-businesses
Residential shall be the primary use, home occupation
and other permitted uses shall be the secondary use;
“work” area shall comprise no more than 30% of the
total square footage of the unit, not to exceed 1200
square feet, exclusive of stairs
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Porch and Fence
Stoop
Storefront
C. Access
The main pedestrian entrance shall be individual for each unit and accessed by walkways leading from
parking or the street
Residential and non-residential main entries may be separate or combined
Vehicle access shall be provided from the street, lane or motorcourt, consistent with adjacent
building configurations in the neighborhood
1.
2.
3.
4.
1.
2.
3.
1.
2.
3.
Live/Work - Detached Example
Live/Work - Attached Example
Live/Work - Sample Floor Plan
Development Code
November 2013 3-59
Building Configuration Standards
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 covered or garage space + 0.5 off-street, unassigned space per unit
3 or More Bedroom Units: 2 spaces (at least 1 shall be covered or in a garage) + 0.25 off-street,
unassigned space for each additional bedroom over 3
For each work space, 0.5 off-street, unassigned spaces shall be provided in addition to the above or
pursuant to a City approved parking agreement or district (See Section 3.8, Shared Parking)
Bicycle: 1 secure space per 3 units
E. Open Space
For detached configurations
For lots larger than 3000 square feet, a minimum of 750 square feet of private usable open space
(with a private fenced area no less than 15% of the lot area) shall be provided
For lots 3000 square feet and less or condo mapped projects, a minimum of 750 sq. ft. of combined common
and private usable open space (as defined in the Glossary) for each unit shall be provided, as follows:
A minimum 350 sq. ft. of private usable open space shall be provided per lot
The remaining 400 sq. ft. of required open space may be provided as either common or private
usable open space. However, in all cases, each development shall provide an adequate amount
of common usable open space in one area or in multiple areas to the satisfaction of the Planning
Director during the site plan approval process
For attached configurations
For densities up to 30 units/acre, Private Usable Open Space (as defined in the Glossary) shall be
provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
b. Common Usable Open Space (as defined in the Glossary) shall be provided as follows:
For densities of 10-20 units/acre, 300 square feet per unit
For densities of 20-30 units/acre, 200 square feet per unit
c. For densities over 30 units/acre, a minimum of 200 square feet of combined Private and Common
Usable Open Space shall be provided for each residential unit.
F. Special Design Considerations
Architecture of Live/Work Building Configurations shall complement the architectural character of the
neighborhood in which it is located; however, additional glazing, non-residential design elements and/or
roll-up access doors are permitted; design of these elements shall be done in a manner that does not
detract from the character of the neighborhood
Signage for individual units shall be attached to the unit or building along the visible street and/or paseo
exposure and shall match the architectural style of the building; Signage shall be limited to 6 square feet
of area, 3 maximum lines of text, and no fluorescent colors shall be permitted. Signs shall not be internally
illuminated. Direct, external illumination is permitted so long as light does not spill onto adjacent properties.
Refer to the most applicable section of Chapter 4, Community Design for additional design considerations
Also Refer to Section 4.7, Landscape Design Guidelines
1.
a.
b.
c.
2.
1.
a.
b.
•
•
2.
a.
•
•
•
•
•
1.
2.
3.
4.
Otay Ranch Village 8 West SPA
3-60 Draft
3.4.9 Shopkeeper
Similar to the intent of the Live/Work building configuration,
the Shopkeeper Building Configuration provides people with a
reasonable opportunity to live close to where they work, allowing
for a better balance between housing and jobs, reduced gas
consumption, and less traffic congestion. Shopkeeper units
take the live/work concept one step further by separating the
living space completely from the associated commercial space.
Separate entries or a residential “lock-out” unit (typically located
above the commercial space) allows the commercial space to be
leased by the resident or conversely, the residential space to be
leased by the shopkeeper. Shopkeeper units are typically found
in neighborhoods with a predominantly commercial character
(in contrast to Live/Work units, which are typically located in
neighborhoods with a predominately residential character). In
addition to zone and frontage standards, the following standards
shall apply to all Shopkeeper Building Configurations:
A. Plotting
Attached or Detached
Plotted to face a street or paseo accessible by on-street
parking within 200 feet
Recommended to be plotted in groups (4 or more
units) to promote compatibility and an enclave
character conducive to small-businesses
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Stoop
Storefront
Arcade
C. Access
The main pedestrian entrance shall be individual for
each unit and accessed by walkways leading from
parking or the public street
Residential and non-residential entries shall be
discernibly separate; the commercial entry shall be
highly visible from the public street or public paseo
Parking and private garages shall be accessed from a
lane; public garages may be accessed directly from the
street in accordance with Section 3.3.1.F, Parking, and
Section 4.3.7, Parking Lots and Structures)
1.
2.
3.
1.
2.
3.
1.
2.
3.
Shopkeeper Example with Arcade Frontage
Shopkeeper Example with Combined
Stoop Frontage (For Residential Entry) and
Storefront Frontage (For Commercial Entry)
Shopkeeper - Sample Floor Plan
Development Code
November 2013 3-61
Building Configuration Standards
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 covered or garage space + 0.5 off-street, unassigned space per unit
3 or More Bedroom Units: 2 spaces (at least 1 shall be covered or in a garage) + 0.25 off-street,
unassigned space for each additional bedroom over 3
In addition to the above, each commercial use shall provide parking pursuant to a City approved
parking agreement or district (Refer to Section 3.8, Shared Parking)
Bicycle: 1 secure space per 3 residential units + non-residential parking per CalGreen
E. Open Space
For detached configurations
For lots larger than 3000 square feet, a minimum of 750 square feet of private usable open space
(with a private fenced area no less than 15% of the lot area) shall be provided
For lots 3000 square feet and less or condo mapped projects, a minimum of 750 sq. ft. of combined common
and private usable open space (as defined in the Glossary) for each unit shall be provided, as follows:
A minimum 350 sq. ft. of private usable open space shall be provided per lot
The remaining 400 sq. ft. of required open space may be provided as either common or
private usable open space. However, in all cases, each development shall provide an adequate
amount of common usable open space in one area or in multiple areas to the satisfaction of
the Planning Director during the site plan approval process
2. For attached configurations
For densities up to 30 units/acre, Private Usable Open Space (as defined in the Glossary) shall be
provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
b Common Usable Open Space (as defined in the Glossary) shall be provided as follows:
For densities of 10-20 units/acre, 300 square feet per unit
For densities of 20-30 units/acre, 200 square feet per unit
c. For densities over 30 units/acre, a minimum of 200 square feet of combined Private and Common
Usable Open Space shall be provided for each residential unit.
F. Special Design Considerations
Building elevations facing streets or public spaces shall be designed with a comparable level of
architectural detail as the front elevation
Entries to individual units/homes shall be easily discernible through the use of design elements.
Massing of buildings shall be reduced in at least 1 of the following ways:
Massing offsets
Differentiation of units and stepped massing
Material and/or color change
Refer to Section 4.3, Town Center Design Guidelines for additional design considerations
Also Refer to Section 4.7, Landscape Design Guidelines
1.
a.
b.
c.
2.
1.
a.
b.
•
•
a.
•
•
•
•
•
1.
2.
3.
a.
b.
c.
4.
5.
Otay Ranch Village 8 West SPA
3-62 Draft
3.4.10 Commercial Block
Commercial Block is a building configuration consisting of
a larger scale commercial or mixed-use building comprised
of offices, retail spaces, apartments (for rent), and or
condominiums (for sale). Mixed use buildings typically
consist of retail or office space on the ground floor and
office or residential space on upper floors. Appropriate
for use in retail shopping areas, employment centers,
entertainment districts, and near institutions of higher
learning, transit, parks, or other urban uses to create a
dynamic activity cluster. Commercial Block buildings shall
have a strong pedestrian relationship to the street. In
addition to zone and frontage standards, the following
standards shall apply to all Commercial Block
Building Configurations:
A. Plotting
Attached
Little or no setback from the public right-of way to
define the edge of the public street
Plotted and designed to create interesting plazas
and other public spaces
B. Permitted Frontage Types
(See Section 3.5, Frontage Types)
Storefront
Arcade
C. Access
The main entrance for ground floor units are typically accessed directly from the street or a shared lobby but
can also be accessed by walkways leading from parking or from hallways
Entrances to upper floor units are typically accessed by hallways; some second story units may be accessed by
external stairways
At-grade parking areas and services shall be accessed through a lane
Below-grade and wrapped parking structures may be accessed from a street or lane; Parking areas shall not
encroach into public rights-of-way
1.
2.
3.
1.
2.
1.
2.
3.
4.
Commercial Block
Commercial Block
Development Code
November 2013 3-63
Building Configuration Standards
Commercial Block Building Configuration, Perspective View -
Podium Parking (Below grade)*
Street Lane
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 covered or garage space + 0.5 off-street, unassigned space
per unit
3 or More Bedroom Units: 2 spaces (at least 1 shall be covered or in a garage) + 0.25 off-street,
unassigned space for each additional bedroom over 3
In addition to the above, each commercial use shall provide parking pursuant to a City approved
parking agreement or district (see Section 3.8, Shared Parking)
Bicycle: 1 secure space per 3 residential units + + non-residential parking per CalGreen
E. Open Space
For densities up to 30 units/acre, Private Usable Open Space (as defined in the Glossary) shall be
provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom
over 3
Common Usable Open Space (as defined in
the Glossary) shall be provided as follows:
For densities of 10-20 units/acre, 300
square feet per unit
For densities of 20-30 units/acre, 200
square feet per unit
For densities over 30 units/acre, a minimum
of 200 square feet of combined Private
and Common Usable Open Space shall be
provided for each residential unit.
1.
a.
b.
c.
2.
1.
a.
b.
c.
2.
a.
b.
3.
Commercial Block Building Configuration, Perspective View -
Surface Parking*
Street
Lane
Street
Lane
Commercial Block Building Configuration, Perspective View -Wrapped Parking*
* See Section 4.3.7 for Additional Requirements
Pertaining to Parking Lots and Structures.
Otay Ranch Village 8 West SPA
3-64 Draft
F. Special Design Considerations
Building elevations facing streets, public spaces,
and large parking areas shall be considered “front”
elevations and require a comparable level of
architectural design and detail
Outdoor plazas and seating areas for public use are
encouraged where appropriate
These areas shall not conflict with the
public sidewalk
Setbacks may be modified to create these outdoor
pedestrian spaces along the street
Amenities are encouraged such as landscaping,
enhanced pavement, seating areas, water features,
or similar features
Massing of buildings shall be reduced in at least 1 of
the following ways:
Massing offsets
Differentiation of units and stepped massing
Material and/or color change
Refer to Section 4.3, Town Center Design Guidelines for additional design considerations
Also Refer to Section 4.7, Landscape Design Guidelines
1.
2.
a.
b.
c.
3.
a.
b.
c.
4.
5.
Outdoor Seating and Activity Areas Encouraged
Development Code
November 2013 3-65
Building Configuration Standards
3.4.11 neighborhood recreation
The Neighborhood Recreation Building Configuration includes
private buildings used for recreational activities and neighborhood
events. These types of buildings include clubhouses, meeting rooms,
gymnasiums, pool houses, and similar uses intended to serve as
an amenity feature for multi-family and single family residential
neighborhoods. Ideally, these facilities are located within walking
distance (approximately a quarter mile radius) of the homes they are
intended to serve. Design and lot configuration are encouraged to
be consistent with the character and scale of the associated residential community. In addition to zone and frontage
standards, the following standards shall apply to all Neighborhood Recreation Building Configurations:
A. Plotting
Oriented toward the public street or common public open spaces
Non-uniform front setback
B. Permitted Frontage Types (See Section 3.5, Frontage Types)
Same as the adjacent building configuration(s)
Shall be sited with special attention to interfaces with streets, paseos, vistas, other buildings and open spaces
Frontage shall be designed to best accommodate the particular site, building, activity, and design
C. Access
Parking and building access shall be easily discerned and well marked
Vehicular and pedestrian access shall be intuitive and direct
Service areas shall be oriented away from the street frontage and pedestrian access, where feasible;
otherwise these activities shall be screened from public view of the street and pedestrian access
D. Minimum Required Parking
As determined by the Planning Director during the site plan approval process
Bicycle: 10% of the required vehicle parking
E. Special Design Considerations
Building form and massing shall not overwhelm the streetscene; integrate the design of the building with
the scale and architectural character of the surrounding development and offset massing and volumes where
feasible and practical to the building function
Roof forms shall be designed to match the architectural style of the building and create interest for the
building form; at least 2 roof forms or plate heights are required
Refer to Section 4.6, Community Use Facility Design Guidelines, for additional design considerations; For
buildings in the Town Center, Refer to Section 4.3, Town Center Design Guidelines
Also refer to Section 4.7, Landscape Design Guidelines
1.
2.
1.
2.
3.
1.
2.
3.
1.
2.
1.
2.
3.
4.
Neighborhood Recreation
Otay Ranch Village 8 West SPA
3-66 Draft
3.4.12 Community Purpose Facility
The Community Purpose Facility (CPF) Building Configuration is intended for non-profit and certain for-profit
uses that serve the social, cultural, and recreational needs of the community. These buildings include places
for worship, meeting halls, recreational facilities, and other uses as defined by the Chula Vista Municipal
Code Chapter 19.48, PC-Planned Community Zone. Unlike the Neighborhood Recreational Building
Configuration, the CPF Building Configuration is intended to serve the general public. In addition to zone and
frontage standards, the following standards shall apply to all CPF Building Configurations:
A. Plotting
Oriented toward the street
Non-uniform front setback
C. Permitted Frontage Types (See Section 3.5, Frontage Types)
CPF buildings shall be sited with special attention to the interface with streets, paseos, vistas, other
buildings and open spaces
Frontage shall be designed to best accommodate the particular site, building, activity, and design
B. Access
Parking and building access shall be easily discerned and well marked
Vehicular and pedestrian access shall be intuitive and direct
Service and loading activities shall be oriented away from the street frontage and pedestrian
access, where feasible; otherwise these activities shall be screened from public view of the street
and other pedestrian areas
1.
2.
1.
2.
1.
2.
3.
Community Purpose Facility Building Example
Development Code
November 2013 3-67
Building Configuration Standards
D. Minimum Required Parking
Vehicle: In accordance with CVMC Section 19.26.050, Number of spaces required for designated
uses, or as determined by the site plan in conjunction with a parking study
Bicycle: Per CalGreen if applicable; If CalGreen does not apply, 10% of the required vehicle parking
E. Special Design Considerations
Architectural style shall be compatible with the surrounding neighborhood and shall reflect the
intended use of the facility
Roof forms shall be designed to match the architectural style of the building and create interest for
the building form; at least 2 roof forms or plate heights are required
Building form and massing shall not overwhelm the streetscene; integrate the design of the building
with the scale of the surrounding development
Singular building volumes are discouraged; where feasible and practical to the building function,
offset massing and volumes
Iconic architectural features distinguishing design and character appropriate to the architectural
style of the building are encouraged
Integrate building design with the site through the use of landscape and hardscape elements
Refer to Section 4.6, Community Use Facility Design Guidelines, for additional design considerations;
For buildings in the Town Center, Refer to Section 4.3, Town Center Design Guidelines
Also refer to Section 4.7, Landscape Design Guidelines
1.
2.
1.
2.
3.
4.
5.
6.
7.
8.
Otay Ranch Village 8 West SPA
3-68 Draft
3.4.13 Innovative
Although the building configurations listed within this section provide a wide range of possible designs, this
SPA recognizes and encourages innovative design solutions that may not meet the strict definition of the
building configurations included herein. Unique building configurations and mixing of building configurations
within zones, individual sites, and within buildings can positively contribute to diverse and interesting
streetscenes. Furthermore, such building configurations may be more appropriate to address the constraints
of the site and demands of the current market. In such cases, where the building configuration standards
cannot be appropriately applied, buildings may be identified by the Master Developer as “Innovative.”
Innovative Building Configurations shall be exempted from the building configuration standards of this
section, and shall be independently reviewed as part of the design review process. It is recommended that
applicants and City building officials conduct a preliminary review of any property deemed “Innovative” at an
early stage prior to submittal of the full Design Review Application.
A. Plotting
Oriented toward the street
Plotting should be compatible with surrounding building configurations to create a harmonious
street scene and pedestrian friendly interfaces
C. Permitted Frontage Types (See Section 3.5, Frontage Types)
Frontages should be consistent with the frontages of surrounding building configurations to create a
harmonious street scene
B. Access
Parking should be designed to reduce the visual impact on the streetscene
Building access shall be easily discerned and well marked and create a strong relationship to the
public street
Service and loading activities shall be oriented away from the street frontage and pedestrian
access, where feasible; otherwise, these activities shall be screened from public view of the street
and pedestrian access
D. Minimum Required Parking
Vehicle:
Studio/1 Bedroom/2 Bedroom Units: 1 must be covered space + 0.5 off-street spaces per unit
3 or More Bedroom Units: 2 spaces + 0.25 for each additional bedroom over 3
In addition to the above, each commercial use shall provide parking in accordance with CVMC
Section 19.26.050, Number of spaces required for designated uses, or pursuant to a City
approved parking agreement or district
Bicycle: 1 secure space per 3 residential units + non-residential parking per CalGreen
1.
2.
1.
2.
3.
1.
a.
b.
c.
2.
Development Code
November 2013 3-69
E. Open Space
For detached configurations on lots larger than 3000 square feet, a minimum of 750 square feet of
private usable open space (with a private fenced area no less than 15% of the lot area) shall
be provided
For detached configurations on lots 3000 square feet and less or condo mapped projects, a
minimum of 750 sq. ft. of combined common and private usable open space (as defined in the
Glossary) for each unit shall be provided, as follows:
A minimum 350 sq. ft. of private usable open space shall be provided per lot
The remaining 400 sq. ft. of required open space may be provided as either common or private
usable open space. However, in all cases, each development shall provide an adequate amount
of common usable open space in one area or in multiple areas to the satisfaction of the
Planning Director during the site plan approval process
3. For attached configurations with densities up to 30 units/acre, Private Usable Open Space (as
defined in the Glossary) shall be provided as follows:
80 sq. ft. for each 2 bedroom unit
120 sq. ft. for each 3 bedroom unit
20 additional sq. ft. for each bedroom over 3
4. For attached configurations, Common Usable Open Space (as defined in the Glossary) shall be
provided as follows:
For densities of 10-20 units/acre, 300 square feet per unit
For densities of 20-30 units/acre, 200 square feet per unit
5. For attached configurations with densities over 30 units/acre, a minimum of 200 square feet of
combined Private and Common Usable Open Space shall be provided for each residential unit.
F. Special Design Considerations
Architectural style shall be compatible with the surrounding neighborhood and shall reflect the
intended use of the facility
Building form and massing shall not overwhelm the streetscene; integrate the design of the building
with the scale of the surrounding development
Integrate building design with the site through the use of landscape and hardscape elements
Based upon the use of the building and its location within the community, refer to the most
applicable section in Chapter 4, Community Design for additional design considerations
Also refer to Section 4.7, Landscape Design Guidelines
1.
2.
a.
b.
a.
b.
c.
a.
b.
1.
2.
3.
4.
5.
Building Configuration Standards
Otay Ranch Village 8 West SPA
3-70 Draft
3.5 FrOnTAGe TyPeS
Frontage is defined as the privately owned area between the front facade of a home or building and the
property line. Combined with the public streetscape and street types, the frontage has a strong impact on
the public realm, determining the interaction of the building with the streetscape. Different frontages are
appropriate for different zones and building configurations. Frontages shall be utilized within the appropriate
zone and reflect the lifestyle of the building configuration.
Exhibit 3-6: Frontage Type Matrix, illustrates the range of frontage types permitted by the various building
configurations. A more detailed description of each follows.
A. Outdoor Living Spaces
In many historical styles, front porches and covered terraces were considered outdoor “rooms” and evolved
to be the key elements of the architectural composition. Outdoor living spaces are private outdoor spaces for
resident use. These spaces provide outdoor living that is not overlooked by neighbors or visitors. The space
flows from indoor to outdoor, providing little differentiation between living areas. Private open spaces are
defined by their level of privacy.
To capture the climate-based lifestyle of Chula Vista and encourage integrity of style, all front porches,
courtyards, stoops, and covered terraces shall achieve a minimum size and grade relationship to the street.
Spaces shall be sized to accommodate usable space; porches shall have a minimum dimension of 6
feet
Massing, placement, orientation, minimum required square footage and dimensions of outdoor
living space are defined by building configuration under “Open Space”
Spaces shall be designed to be integral to the composition and architectural style of the home
1.
2.
3.
Development Code
November 2013 3-71
Frontage Types Standards
Common Yard:
• Conventional Home
• Motor Court
• Linear Green Court
• Bungalow Green Court
• Villa House
• Row House
• Stacked Units
Porch & Fence:
• Conventional Home
• Motor Court
• Linear Green Court
• Bungalow Green Court
• Villa House
• Row House
• Stacked Units
• Live/Work
Stoop:
• Linear Green Court
• Villa House
• Motorcourt
• Bungalow Green Court
• Row House
• Stacked Units
• Live/Work
• Shopkeeper
Storefront:
• Live/Work
• Shopkeeper
• Commercial Block
Arcade:
• Shopkeeper
• Commercial Block
exhibit 3.6 - Frontage Type Matrix
Frontage Right-of-Way/Frontage Right-of-Way
Otay Ranch Village 8 West SPA
3-72 Draft
3.5.1 Common yard
The Common Yard frontage consists of a landscaped setback between the façade and the right-of-way,
creating an unfenced front yard that is visually continuous with adjacent yards. The setback provides a
buffer from streets and visually supports an integrated neighborhood feel. This frontage is predominantly
landscaped with limited pavement for pedestrian access and driveways.
A front porch is not required; however, a great variety of outdoor living space designs are possible
At least one pedestrian oriented feature shall be provided; this may include a balcony, trellis, porte-
cochere, feature windows or similar design feature
Outdoor living space may be at grade or raised to transition into the building
Fences shall respect the front building setback requirements of the zone in which the frontage
is applied
Building entries shall be covered
1.
2.
3.
4.
5.
Common Yard examples
Common Yard frontage section and plan Right-of-Way
Front Yard Right-of-WayFront Yard
Development Code
November 2013 3-73
Frontage Types Standards
3.5.2 Porch & Fence
The Porch & Fence frontage consists of a landscaped frontage setback between the façade and the right-of-way and
a porch, courtyard, or other outdoor living space that encroaches into the front yard. This frontage is predominantly
landscaped with limited pavement for pedestrian access and driveways. An optional fence provides spatial street
definition and a level of privacy. Porches provide single story massing along the streetscene and support neighborly
interaction. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line
with entry steps to the yard.
Porches and outdoor living spaces shall have a minimum dimension of 6 feet and a minimum area of
60 square feet
A great variety of porch and outdoor living space designs are possible; the chosen design shall
reflect the architectural style of the home
Outdoor living spaces may be at grade or raised to transition into the building
Fences and retaining walls defining the front yard or courtyard shall not exceed 3 feet in height and
shall not conflict with the functionality of water quality features.
Retaining walls and fences may be combined for a maximum front yard height of 6 feet but must be
separated by a minimum of 3 horizontal feet
Fences and walls shall be setback a minimum of 3 feet from the back of sidewalk to provide area
for the construction and maintenance of footings and allow for landscaping.
1.
2.
3.
4.
5.
6.
Porch and Fence examples
Porch & Fence frontage section and plan Right-of-Way
PorchRight-of-WayPorch
Otay Ranch Village 8 West SPA
3-74 Draft
3.5.3 Stoop
Stoop is a common frontage associated with attached residential configurations where the façade is aligned
close to the right-of-way. The first story is typically elevated from the sidewalk to allow for greater privacy for
windows. A covered landing or stoop at the top of stairs is used at the entrance to create individuality and
identity for units.
Stoops shall correspond directly to the building entry and shall be at least 42 inches wide across the
frontage and 42 inches deep
A fence or wall at the stoop (maximum height 42 inches) may be used to define private space
Stoops shall be covered or the front entry shall be recessed within the front facade
Stoops shall provide a minimum height of 24 inches above sidewalk to separate the stoop from the
adjacent sidewalk and provide privacy for the home
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Stoop frontage examples
Stoop frontage
section and plan Right-of-Way
Stoop
Right-of-Way
Stoop
Development Code
November 2013 3-75
3.5.4 Storefront
Storefront is a common frontage used for retail and non-residential buildings fronting streets; however, it may
also be used for attached residential configurations and is suitable for Live/Work and Shopkeeper. The facade
is aligned relatively close to the property line with the building entrance at sidewalk grade, creating a strong
interaction between the building facade and the public realm. The façade includes substantial glass at the
sidewalk level and an awning, building overhang, or roof projection. This frontage is predominantly paved
with limited landscaping in planters and/or pots.
Awnings, building overhangs, or roof projections may encroach into minimum setbacks but shall not
conflict with utility easements
Fencing or a low courtyard wall is permitted at the edge of the utility easement, between the facade
and property line; fencing and walls shall not exceed 42 inches in height and shall be at least
50% open
The grade of the Storefront shall not be more or less than 12 inches from the adjacent right-of-way
in sloped conditions; commercial entries shall be ADA compliant
Utilize glass at the ground level
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Storefront frontage examples
Storefront frontage
section and plan Right-of-Way
Building awningRight-of-Way
Building awning
Frontage Types Standards
Otay Ranch Village 8 West SPA
3-76 Draft
3.5.5 Arcade
Arcade is a common frontage used for retail and non-residential buildings fronting streets; however, it may
also be used for attached residential configurations and is suitable for Shopkeeper. The facade is aligned
relatively close to the property line with the building entrance at sidewalk grade creating a strong interaction
between the building facade and the public realm. The arcade provides a covered pedestrian space for
seating and/or entry ways. The façade, located under the arcade, has substantial glazing at the sidewalk
level. This frontage is predominantly paved with limited landscaping in planters and/or pots.
Fencing or a low courtyard wall is permitted at the property line or between the facade and
property lines
Fencing and walls shall not exceed 42 inches in height
Fencing shall be at least 50% open
The grade of the arcade shall not be more or less than 12 vertical inches from the adjacent right-of-
way in sloped conditions
Commercial entries shall be ADA compliant
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Arcade frontage examples
Arcade frontage
section and plan Right-of-Way
Arcade Edge
Right-of-Way
Arcade Edge
Development Code
November 2013 3-77
3.6 PerFOrMAnC e STAnDA rDS
A. Equipment
For purposes of this SPA Plan, equipment shall be defined as antennas, satellite dishes, ham radio
antennas, HVAC equipment, and all other mechanical or electrical devices not including solar panels
All equipment shall be operated and located so that they do not disturb the peace, quiet, and
comfort of neighboring residents
All equipment shall be screened, shielded, and/or sound buffered from surrounding properties and streets
All ground mounted mechanical equipment, including HVAC units shall be completely screened
from public view and surrounding properties by use of landscaping, walls, or fences, or shall be
enclosed within a building
Structural and design plans for any screening required under the provisions of this section shall
require site plan/architectural review
All roof appurtenances, including but not limited to air conditioning units and mechanical
equipment, shall be shielded and architecturally screened from view of on-site parking areas and
adjacent public streets and/or public areas
All equipment shall be installed and operated in accordance with all other applicable ordinances
B. Landscaping
All required landscaping shall be permanently maintained in a healthy and thriving condition, free
from weeds, trash, and debris
Landscaping requirements shall be met by either builder installation, developer installation, or
through CC&R requirements that individual homeowners install their front yard landscaping within
one year of occupancy
All landscaping shall comply with the Village 8 West Fire Protection Plan
The location of all ground mounted equipment shall be shown on the landscaping plans along with
method of landscape screening
If any required landscaping is displaced by installation of utilities, the developer or property owner
shall amend the landscape plans to require replacement of displaced landscaping
Street trees and landscaping that extend over public roadways and fire access roads shall maintain
an unobstructed vertical clearance of 13’6” above the vehicle travel way
Landscaping shall also comply with CVMC 20.12, Landscape water conservations, and SPA Section
4.7, Landscape Design Guidelines
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Frontage Types Standards/Performance Standards
Otay Ranch Village 8 West SPA
3-78 Draft
C. Utilities
All utility connections shall be designed to coordinate with the architectural elements of the site so
as not to be exposed to public view except where required by the utility provider
Pad mounted transformers and/or meter box locations shall be included in the site plan with an
appropriate screening treatment such as berms, walls, and/or landscaping as approved by each
utility provider
Power lines and cables, except for temporary use, shall be installed underground
Utility vaults shall be placed within public rights-of-way to the greatest extent practical.
Underground utilities may be installed in common open space areas if they do not impact use of
the open space area
D. Noise
All uses shall comply with the provisions of CVMC, Chapter 19.68, Performance standards and noise
control. It shall also be noted that as a matter of practice, the City of Chula Vista also implements the
noise compatibility guidelines and CNEL thresholds of the City of San Diego.
E. Energy Conservation
Buildings shall be located on the site to provide adjacent buildings with adequate solar access,
when practical
Buildings shall be designed in accordance with the Village 8 West Non-renewable Energy
Conservation Plan (Appendix C)
Buildings shall be designed to comply with the Village 8 West Air Quality Improvement Plan
(Appendix B)
F. Parking, Loading, and Storage
No motorized or non-motorized vehicles shall be parked, stored, or kept in the front yard, except in
the driveway or on a paved area adjacent to the driveway
No storage or display of vehicles for sale by a motor vehicle dealer is permitted in a residential
driveway or on a residential street
Recreational vehicles (including campers, boats, and trailers) shall only be parked in designated
areas that are fully screened from view of the public street
Loading activities shall be located and operated so that they do not disturb neighboring residents
Loading activities shall be located and operated so that they do not conflict with vehicle
movements on public streets
Storage areas shall be screened from public view
G. Access
Reciprocal ingress and egress, circulation, and parking arrangements shall be required to facilitate the
ease of vehicular movement between adjoining properties.
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Development Code
November 2013 3-79
H. Common Facilities
Conveniently located common laundry facilities shall be provided for units which do not have
individual hook-ups
Conveniently located and well-screened collective enclosures for trash and recyclables shall be
provided for all dwelling units, unless provided for each unit
Mailbox kiosks shall be conveniently located and distributed pursuant to the requirements of the
United States Postal Service
I. Hazardous Materials
Hazardous Materials shall be subject to Chula Vista Municipal Code 8.34.
J. Storm Water
All development shall be reviewed and required to conform to the Development and Redevelopment
Projects Storm Water Management Standards/Requirements of the City of Chula Vista. Bio-retention
areas located on private property shall be located within dedicated easements that allow the City
to access and conduct inspections and restrict property owners from modifying the geometry and
landscaping of these areas.
K. Air Quality
When siting sensitive land uses such as residences, schools, day care centers, playgrounds and medical
facilities the recommendations set forth in Table 1-1 of California Air Resources Board’s (CARB) Land
Use and Air Quality Handbook (CARB 2004) will be use as a guideline. Specifically, new sensitive uses
would not be located within 50 feet of any typical-sized gas station (one that has a throughput of less
than 3.6 million gallons per year).
3.7 SIGn reGULATIOnS
The purpose of these regulations is to establish a coordinated exterior signage program achieving a unified
and cohesive overall appearance. Controlled way-finding and identity signage is a major factor in creating and
preserving the character of Village 8 West. In addition to the requirements of this section, all signage shall
comply with applicable portions of CVMC Sections 19.60.005-300,19.60.500, and 19.600-930. In instances
where these regulations conflict with the CVMC, the regulations contained herein shall take precedent.
Most signage will occur within the Town Center (TC) Zone but there will be a need for additional identifying
signs on multi-family projects and any live/work locations. The signage design of the Town Center must
be respectful of the surrounding area, yet have a distinctive character that reflects the mixed-use, urban
environment. Signage within residential areas shall complement the adjacent architecture and
surrounding neighborhood.
All signage shall require a sign permit, issued by the City of Chula Vista Planning Division.
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Frontage Types Standards/Sign Regulations
Otay Ranch Village 8 West SPA
3-80 Draft
3.7.1. General Signage requirements
High quality, imaginative, and innovative sign design is encouraged. Each sign
shall be proportional in size and scale to its location and designed to integrate
with the surrounding site architecture through the selection of location,
materials, style, color, details, and elements. Signs shall be subordinate to
the overall building composition. Sign copy or content shall be brief, utilizing
logos and symbols where possible. Coordinated sign programs are required
for multiple tenant sites. Signs shall be constructed of permanent exterior
sign materials (except for awnings). Signs shall be non-moving, stationary
structures in all components.
3.7.2. Major and Minor Identification
The purpose of identification signs is to identify places such as neighborhoods
and districts as well as specific tenants. There are typically three (3) different
types of signs utilized for identification:
A. Freestanding Signs
Freestanding signs are typically used to identify an entire community, neighborhood, or site. Freestanding signs
may be pylon or monument style. The sign structure shall be designed to incorporate similar architectural details,
materials, and colors as the associated buildings or community.
The following apply to all Freestanding Signs:
Pylon signs are vertically oriented signs where the width of the sign panels shall not extend beyond the
width of the architectural support elements. Single support (pole) signs are not allowed.
Monument signs are low profile signs where the sign width is mounted on the ground as a solid
architectural element. Monument signs shall be designed with the width of the base of the sign equal to
or more than the width of the sign face. They shall be located within a landscape area whenever possible
and the signs shall be in proportion to the size of the area where they are located.
When used for major tenant identification in commercial areas, a single freestanding sign may display up to 6
individual tenant signs or 5 tenant signs and the name of the site along each street frontage. Individual tenant
signs shall be uniform in size,
with the exception made for a
slightly larger site name or major
tenant sign panel. The sign copy
is the only part that is allowed to
be illuminated.
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Example of Monument Sign
Example of Pylon Sign
Development Code
November 2013 3-81
B. Gateway Signs
Gateway signs are signs that span
pedestrian or vehicle travel ways to
announce entry into a special areas such
as commercial districts, paseos, linear
green courts, and shopping center entries.
A minimum vertical clearance of 14 feet
over vehicle travel ways and 10 feet over
pedestrian travel ways is required. Gateway
signs shall require an encroachment
permit.
C. Wall and Projecting Signs
Typically, projecting signs, awnings, and wall and window
graphics are used to identify individual tenants. They are
especially effective in areas of high pedestrian traffic.
Wall signs shall consist of individual letters attached
to a building without visible supports or raceways.
They shall be securely attached to the building while
not obscuring the building ornamental features.
Projecting or blade signs shall be placed perpendicular
to the first floor building wall with a minimum vertical
clearance of eight feet. In an arcade situation, the sign
shall be hung from the ceiling. One blade sign will
be allowed per business along each street frontage.
Illumination shall be limited to external (spot lights)
or decorative (gooseneck, etc.) types. Projecting signs
shall be securely attached-to the building fascia or
canopy with an attractive and decorative support.
Window signs are permanent signs placed directly
on or behind the glass. Signage shall not cover more
than 25% of the window area of each street frontage, excluding glass doors, or one square foot per
one foot of frontage, whichever is less. One window sign is permitted per framed first floor window
area of each street frontage. Illumination shall be limited to external (spot lights) or decorative
(gooseneck, etc.) types.
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Example of Wall Sign
Example of Projecting Sign
Example of Gateway Sign
Sign Regulations
Otay Ranch Village 8 West SPA
3-82 Draft
Awning signs are painted or printed directly onto a cloth, glass, or metal awning. Metal or glass
awnings shall have a matte finish and fabric awnings shall be a solid color. Awnings shall be designed
to project over doors and windows – not as a continuous feature extending over multiple windows,
doors, and architectural piers. Shed style awnings without end panels are preferred. Limit signage
awnings to business name, logo, and/or address numbers. Backlit awnings are not permitted.
3.7.3 Changeable Signage
The purpose of changeable signs is to identify uses, events, and activities that may change over time. All
changeable signs shall also be required to obtain a sign permit. The following changeable signs are permitted:
A. Temporary Signs
Temporary signage is used to identify and direct traffic to special events or specific products during
construction and sales periods. These signs will be subject to sign permit approval for specified periods of time.
Types of temporary signs include product identification signs, secondary directional signs, future facility signs,
and flags. Paper, cardboard, styrofoam, stickers, and decals are not acceptable forms of temporary signage.
B. Marquee Signs
Marquee signs are typically used to provide information about current showings or events for theaters, casinos,
ticket outlets, live entertainment uses, schools, and community purpose facilities (CPF). These types of signs
will only be allowed within the Town Center (TC) Zone or at school and CPF sites. Marquee signs may be
manual or electronic.
C. Pageantry
Pageantry signage includes flags, kiosks, banners, and similar temporary or permanent (but changeable)
elements. Pageantry signage is only permitted in the Town Center and shall be subject to approval of the
Planning Director. The intent is to allow regular changes to the pageantry in terms of content for a variety
of purposes including special events and other community information. Pageantry may be located within the
right-of-way, within setbacks, or on private lots.
Pageantry shall not conflict with public sidewalks
Pageantry shall not include flashing, flickering, rotating or moving lights
Pageantry shall be limited to locations identified by the Master Developer
Signs located within the public right-of-way shall require an Master Encroachment Permit from
the City of Chula Vista. The Master Encroachment Permit shall include a signage program which
complies with C.V.M.C and SPA requirements. The program shall be managed by a responsible
sign contractor and contain provisions for insurance, permit fees, bonds, and maintenance to the
satisfaction of the Development Services Director.
Flags and banners are not permitted as permanent signage but can be approved on a temporary
basis with a special event permit.
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Development Code
November 2013 3-83
Directional Signage - Tenant Directory
Pageantry -Kiosk
Marquee Signage
Pageantry - Flags
Pageantry - Banners
Sign Regulations
Otay Ranch Village 8 West SPA
3-84 Draft
3.7.4 Portable Signs
Portable signs, including A-frame (sandwich board) and T-frame signs, are moveable, non-illuminated signs
that are not attached to a structure or the ground and are used to advertise the location, goods, or services
offered by an adjacent business. A Temporary sign permit is required for any portable sign.
Portable signs on private property shall comply with the following standards:
Portable signs are not permitted outside the Town Center
Only one portable sign shall be permitted for each storefront within the Town Center
Portable signs shall not exceed 4 square feet per side and shall not exceed 3 feet in height
Portable signs shall be located directly in front of the establishment it identifies and within ten (10)
feet of the primary entrance; exceptions may be granted by the Zoning Administrator or his/her
designee if warranted due to physical conditions of the site
Portable signs may only be placed outside during the hours of the establishments operation
Portable signs may be placed within front setbacks but shall not conflict with sidewalks, pathways,
or trails; on-street parking; handicap accessible pathways; vehicle travel ways; or building entrances,
exits, and fire escapes; signs shall not be placed in center medians
Portable signs shall not interfere with the sight distance of traffic passing the site, pursuant to the
determination of the City Engineer.
The design theme (color, fixed lettering style, font, symbols, and materials) shall be compatible with
the establishment’s main identification sign
Signs shall be constructed of durable, rigid material such as wood, plastic, metal, or similar material
and shall be stable and windproof
Signs shall be freestanding and shall not be affixed or secured in any way to other objects such as
parking meters, trees, fire hydrants, railings, or other structures.
Temporary portable signs in the public rights-of-way shall comply with CVMC 12.50 “Temporary placement of
signs in designated portions of the public rights-of-way.”
This section does not apply to real-estate open house signs, which shall be subject to the requirements of
CVMC Section 19.60.600, Specialty signs.
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Development Code
November 2013 3-85
3.7.5 Directional Signage
Directional signs are used to guide visitors
to specific destinations within a site such as
parking or loading zones, individual tenants,
etc. The project name may be located on
the sign, but subordinate to the directional
components. Vehicular directional signs shall
have no more that 6 listings with arrows.
All parking garages that serve more than
1 business or residential unit shall have
illuminated signs identifying entrances.
3.7.6 Illumination of Signs
Limit the use of Illuminated signs. Preferred
lighting types are as follows:
External or projected light source (spot
light, pendant light, gooseneck)
Individual letters with internal illumination
or back lighting (channel letter, reverse
channel letter)
Cabinet or ‘can’ type signs with interior
illumination will only be allowed if the face
panels are opaque with a flat (as opposed
to glossy or reflective) finish and it is part
of a freestanding sign
Only constant, non-flashing lighting shall
be allowed
Exposed neon is permitted for themed restaurants and other entertainment uses only and shall not
be visible from outside the Town Center.
Sign conduits, transformers, junction boxes, etc. must be concealed from view
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Directional Signage
Gooseneck Lighting
Sign Regulations
Otay Ranch Village 8 West SPA
3-86 Draft
3.8 SHAreD PArkInG
Minimum parking requirements for each non-residential use shall be as provided in accordance with CVMC
Section 19.62.050 except that parking requirements may be determined by a Shared Parking Study and
implemented through a Reciprocal Use Agreement. A Shared Parking Study shall be processed through an
Administrative Conditional Use Permit and Site Plan and an Architectural approval, as required pursuant to
Chapter 9, Implementation and Administration, for future non-residential development within the TC Zone. At
that time, the exact number of parking spaces will be determined by the specific mix of uses and the parking
ratios submitted as part of the Shared Parking Study. Shared parking may include non-residential uses located
between adjacent properties, districts and/or zones.
3.8.1 Shared Parking Study Process
The Shared Parking Study will determine the minimum number of required parking spaces. This process shall
be as follows:
Determine the square footage of each use, the number of employees, and/or other quantifiable factors.
Select the unadjusted parking demand for each use. The unadjusted parking demand is the base
parking demand if each site was developed independently from each other. The demands shall be
segmented by use and into 2 categories, weekday and weekend.
The scenario of weekday or weekend that requires the highest parking demand shall be used in
determining the minimum number of required parking spaces that may be satisfied within the
combination of surface lots, structure(s), or on-street.
3.8.2 Shared Parking Study Implementation
Once the Shared Parking Study has been approved, no new Shared Parking Study shall be required so
long as there is no change of use that would alter the assumptions in the approved Shared Parking
Study, and the developed square footage is not increased. When the square footage is increased above
what was previously approved in accordance with the Administrative Conditional Use Permit process,
or there is a proposed change in the aggregated assumed land uses previously analyzed (i.e. a retail
use is proposed to be converted to office), a new Shared Parking Study shall be processed.
The approved Shared Parking Study shall be implemented through a Reciprocal Use Agreement that
will run with the land.
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Community Design
Chapter 4
November 2013 4-1
4.1 InTrODUCTIOn
This chapter is intended to establish an overall design vision for Village 8 West. These guidelines are not
meant to be overly restrictive but rather provide design fundamentals that shall be considered in any design
and may be creatively applied in a wide range of design solutions. Each guideline shall be considered
within the context of the building configuration, the chosen architectural style of the building, the style
and configuration of surrounding buildings, the overall village identity and character, and the identity and
character of surrounding villages. Guidelines shall not be strictly applied to all proposed buildings as long as
the overall design intent is clearly achieved. All development proposals shall be reviewed in accordance with
Chapter 9.
4.1.1 Community Character
Village 8 West’s character shall reflect Chula Vista’s Southern California coastal context, inspirational
lifestyle, and rich architectural heritage. Heritage styles found throughout older Chula Vista neighborhoods
provide examples of successful form and design character that respond to the local climate and promote an
active, healthy, outdoor lifestyle. No specific architectural styles have been identified in these guidelines in
order to promote eclectic and creative architectural design throughout the village, however all architectural
design shall reflect simple forms, authentic detailing, and climate appropriate features consistent with Chula
Vista’s heritage styles and the lifestyle envisioned for Village 8 West. This eclectic mix of buildings will be
unified through a common design theme expressed in landscaping and community elements such as walls,
fences, lighting, and street furniture to create a walkable, bicycle friendly community focused on a pedestrian
oriented Town Center.
4 - Community Design
Otay Ranch Village 8 West SPA
4-2 Draft
The Town Center will serve as the heart of Village 8 West. The Town Center’s character is intended to reflect
the traditional town center areas found in small Southern California communities. Buildings in the Town
Center will be four stories or less in height with minimal setbacks to create a well defined street edge and
intimate pedestrian courtyard spaces. Parking will be located in on-street parallel parking lanes, within
parking structures, or within lots that have been screened from the street by buildings, walls, or landscaping.
A centralized public park or town square will create a focal point for the Town Center and provide a location
for community gatherings and events. Ground floor units along primary retail corridors (Main Street and Otay
Valley Road) are envisioned to be predominantly commercial in use and pedestrian oriented. Such uses might
include retail shops, restaurants, sidewalk cafes, coffee shops, dry cleaners, grocery stores, small offices, live/
work offices, and similar uses. Offices and residential uses will occupy the floors above. These interchangeable
mixed-use components will create a 24-hour activity center for the community, ensuring a safe, healthy, and
vibrant heart for the community. The intent is to create an urban character that relates to pedestrians and
activates the public street.
Outside the Town Center, residential neighborhoods will reflect traditional Chula Vista neighborhoods. The
hierarchy of development intensity will reinforce the importance of the Town Center as the heart of the
community by gradually decreasing densities, architectural massing, and building heights while increasing
street setbacks and front yard landscaping as development extends away from the Town Center towards
natural open space and preserve areas. Design of these neighborhoods will also transition from more uniform
architecture and landscaping of the attached residential neighborhoods immediately adjacent to the Town
Center to more eclectic architecture and landscaping in single family neighborhoods at the southerly edges of
the village.
Community Design
November 2013 4-3
4.1.2 Guiding Principles for Village Design
The following guiding principles reinforce Village 8 West’s character and identity, create a strongly identifiable
urban town center, and unify the community as a whole, while highlighting the hierarchy of development
intensity through community design:
Establish the Town Center as the “heart” of the community.
Define entries and corridors to identify the village and orient people to and within the community.
Use landscaping and common community elements to establish a unified village character.
Reinforce the gradual transition from natural open space areas to the Town Center through gradual
variation in development and design intensity.
Create highly desirable neighborhoods that are an asset to Otay Ranch and the City of Chula Vista.
Provide a significant amount of housing choices that are livable, sustainable, affordable, and
attractive to existing and future Chula Vista residents.
Reflect the history, values, lifestyle, and character of the City of Chula Vista and San Diego County.
Adopt planning and design standards that provide flexibility while ensuring quality and
superior design.
Provide architecture that recognizes, complements, and enhances the overall fabric of the existing
Otay Ranch Community.
Establish a design character for each neighborhood that expresses continuity, individuality,
and compatibility.
Strive to remain true to the authentic architectural style through massing, colors, materials, detailing,
and roof forms within cost and market realities.
Create simple building designs that result in efficient use of space, materials, and resources while
maintaining a high level of design integrity and authentic architectural style.
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Otay Ranch Village 8 West SPA
4-4 Draft
4.2 VILLAGe IDenTITy COnCePT
A unified village identity will be established through the use of landscaping and various community elements.
The location and design of these elements will provide the following:
Village identification through the use of enhanced entry landscaping or monuments.
Orientation within the community through corridor design and landform character.
A common design character expressed through the use of community elements with similar style
such as lighting, walls, fences, and street furniture.
4.2.1 entries
A large part of the village design theme will be established through the landscape design of the major entry
points. Primary entries will identify the core village areas while the secondary entries will be used to identify
the village boundaries in residential areas. Entry monumentation will be provided by the master builder. The
approximate location of these entries is depicted in Exhibit 4.1 - Entryway and Identity Plan. A conceptual
design for these monuments is provided as Exhibit 4.2 - Conceptual Entry Monument Design. The final design
for entry monuments shall be determined by the Village 8 West Landscape Master Plan (See Section 9.3.6).
4.2.2 Corridors
Corridors will also play a key role in establishing the village design theme. Corridors will be defined through
the landscape palette and design themes identified by the roadway standards in Chapter 5, Circulation &
Corridor Design, through the placement and types of buildings as regulated by Chapter 3, Development Code,
and through the landscape and architectural design of individual parcels as described in this chapter. Each
roadway corridor will have an identifiable landscape theme consistent with its location within the transect.
Corridors will be further enhanced and unified by lighting, walls, fencing, and street furniture that share
a unified theme throughout the village. Architectural and landscape design of individual parcels will add
diversity and interest while maintaining consistent, high quality design appropriate to the transect. These
elements will work together to create superior street scenes that encourage pedestrian activity and a strong
village identity.
4.2.3 Landform
From a design perspective, landform provides orientation and character to the various areas throughout
the community. In the Town Center, grading consists of stepped pads to allow for high intensity mixed-use
development. As one moves away from the Town Center towards the edges of the village and the MSCP
Preserve, landform becomes more organic and natural. This hierarchy of grading, as described in Chapter 6,
Grading, supports the transect by allowing a gradual and appropriate transition from natural areas of the
village, to the more intense Town Center. Planting shall be used to break up views of steep manufactured
slopes. Large trees and shrubs shall be clustered to partially screen or break up large slope areas.
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Community Design
November 2013 4-5
Primary Entry Monument
Secondary Entry Monument
Legend
exhibit 4.1 - entryway and Identity Plan
Note: Location to be confirmed by Village 8
West Landscape Master Plan
Otay Ranch Village 8 West SPA
4-6 Draft
exhibit 4.2 - Conceptual entry Monument Design
X-SECTION
ELEVATION
PLANVIEW
Cross Section
N.T.S.
elevation
N.T.S.
4.2.4 Walls and Fencing
As one of the most visible elements of community character and theme, walls and fencing provide design
continuity to all corners of the village. They are an important streetscape element and unify the various
architectural styles and densities throughout the village. As seen on Exhibit 4.7 - Wall and Fence Plan, there
will be several types of fencing. Fencing for individual planning areas is not specified by Exhibit 4.7 because
the placement of such fences will be a design detail for each individual planning area’s site plan.
Community Design
November 2013 4-7
Each type of fence serves a particular purpose, including
security, identity, enclosure, privacy, etc.
Front Yard Fence or Wall - A Front Yard Fence
or Wall is a low fence or wall used to define the
streetscape edge and create secure front yard
space. Refer to Section 3.5.2, Porch and Fence, for
design requirements.
View Fence - A View Fence, as illustrated in Exhibit
4.3 - Typical View Fence, is used where a physical
barrier is needed, but community character and
views need to be preserved. Fencing materials shall
be tubular steel or tempered glass.
Partial View Fence - A Partial View
Fence, as illustrated in Exhibit 4.4-
Typical Partial View Fence, is used
where views are desirable but some
screening is needed. The top portion
of the fence is open, consisting of
tubular steel or tempered glass. The
bottom portion of the fence consist
of solid fencing materials such
as slump block masonry or wood
(where allowed by the
Fire Marshall).
Solid Theme Fence/Wall - The
Solid Theme Fence/Wall, as illustrated
in Exhibit 4.5 - Typical Solid Theme
Fence/Wall, is used where visual privacy
or screening is needed, but where high
noise levels are not a factor. Solid theme
fencing/wall materials shall consist of
slump block masonry or wood (where
allowed by the Fire Marshall). Wood
fences are not permitted in single family
detached open space lots or adjacent to
the T-1 transect.
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exhibit 4.3 - Typical View Fence
exhibit 4.5 - Typical Solid Theme Fence/Wall
exhibit 4.4 - Typical Partial View Fence
Otay Ranch Village 8 West SPA
4-8 Draft
Sound Attenuation Walls (Only
as required) - Sound Attenuation
Walls as illustrated in Exhibit 4.6-
Typical Sound Attenuation Wall,
shall be limited to the greatest
extent feasible and shall only
be used when no other method
or combination of method(s)
will sufficiently mitigate noise
as required by an acoustical
study. Sound Attenuation Walls
consist of masonry wall and shall
be screened with landscape,
enhanced with decorative
material application, or otherwise
designed to improve their
aesthetic impact on public views,
increase long-term durability, and
discourage graffiti.
Trail and Open Space Fencing:
Fencing along pedestrian trails and
along the preserve/urban interface
shall consist of lodge pole railing in
accordance with the Village 8 West
Preserve Edge Plan (Appendix D).
Residential areas adjacent to open space are
encouraged to use view fencing or partial view fencing along the open space boundary. Long, continuous
runs of fencing may be broken up with pilasters, jogs in the fence line, varying heights and materials, and/or
landscaping.
Preferred height for side-yard and rear-yard fencing is 5.5 feet. The addition of a conventional fence on top
of a retaining wall can result in a combined wall height that is not desirable and is generally discouraged.
Fences and walls should be setback a minimum of 3 feet from the back of sidewalk to provide area for
construction and maintenance of footings and allow for landscaping.
All publicly visible walls and fences within the SPA shall be of similar design, material, and color as
determined by the Village 8 West Landscape Master Plan.
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6.
exhibit 4.6 - Typical Sound Attenuation Wall
exhibit 4.7 - Typical Trail and Open Space Fence
Community Design
November 2013 4-9
exhibit 4.8 - Wall and Fence Plan
Solid Theme Fence/Wall
Partial View Fence
View Fence
Trail & Open Space Fence
Legend
Notes
1. Gates shall be provided at fire
access points.
2. Type and location of walls and
fences may be modified based
upon site plan pursuant to the
approval of the Development
Services Director.
3. Final fencing locations to be
determined by the site plans for
the individual planning area.
4. Walls required between parks
and residential development sites
shall be provided by the residential
developer.
Otay Ranch Village 8 West SPA
4-10 Draft
4.2.5 Community Lighting
A variety of lighting treatments provide adequate nighttime lighting of public spaces including streets,
buildings, parking areas, and landscape areas. Lighting plans shall be provided as part of each Design Review
application and shall at a minimum, describe the location, type, height, and required shielding to minimize
impacts to adjacent properties. Four basic principals shall be considered:
Promote public safety
Reduce or eliminate light pollution
Minimize energy use
Provide appropriate fixture style and scale for the different uses and the village character
Lighting should be used to provide illumination for security and safety of on-site areas such as entries, parking,
loading, shipping and receiving, pathways and working areas. Lighting can also be used to deter graffiti (CVMC
9.20.055). All street lighting shall meet or exceed the City of Chula Vista standards or an approved theme
lighting program and shall be approved by the City Engineer.
Building illumination should be directed and concealed from view. Indirect wall lighting, wall “washing”
from concealed fixtures, and landscape lighting is encouraged, provided it is subtle and not overly bright. All
exterior lighting shall be selective and shielded to confine light within the site and prevent glare onto adjacent
properties or street (CVMC 19.66.100). Energy efficient fixtures and bulbs are encouraged.
Lighting for community facilities and recreation areas will be considered during Site Plan Review. Any such
lighting that will illuminate a residential area past the hour of 10:00 p.m. shall be clearly identified on the site
plan. Lighting in the Town Center will be considered as part of the Town Center Master Precise Plan.
Beyond these functional considerations, the design of light fixtures and their structural support should be
architecturally compatible with main structures and shall support and enhance the village character. The size
and scale of fixtures shall depend on the intended use. For instance, major arterial streets such as Main Street,
will be lit with the City standard street lights on tall concrete poles, while pedestrian areas such as plazas and
pathways will be lit with luminaires chosen for their human scale and aesthetics.
4.2.6 Street Furniture
Street furniture includes all of the various objects generally found adjacent to the street such as mail boxes,
benches, trash receptacles, bus shelters, bike racks, and similar elements. Several methods shall be used to
reduce visual clutter, eliminate location conflicts, and enhance the community theme:
Select furniture from a community list established by the master developer and approved by the City
Engineer to ensure a consistent style and theme
Utilize compatible color, style, and materials for each item in the community
Locate furniture so as not to conflict with public utilities and pedestrian pathways
Consider furniture in the context of other design elements such as paving and landscaping
Locate furniture in locations that are safe and convenient for pedestrians, bicyclists, and nearby uses
The location and design of street furniture shall be shown on the Landscape Master Plan, Town
Center Master Precise Plan, and the Site Plan for individual parcels for design review. Locations shall
be approved by the City Engineer
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Community Design
November 2013 4-11
4.3 TOWn CenTer DeSIGn G UIDeLIneS
The unique urban, mixed-use character of Town Center requires special
consideration as described in following design guidelines. The Town Center
will consist of a combination of the following mixed use, commercial, and
high density residential buildings that define the street and other public
spaces to create a vibrant 24-hour pedestrian environment:
Rowhouse
Stacked Units
Live/Work
Shopkeeper
Commercial Block
Neighborhood Recreation
Community Purpose Facility
Innovative
Refer to Chapter 3 - Development Code for design requirements specific to each of the above
building configurations. A Master Precise Plan, as described in Section 9.3.7, shall be approved prior
to approval of any design review application in the Town Center.
4.3.1 The Town Center Concept
The Town Center concept is the most critical component in implementing Village 8 West’s identity. In
order to achieve a vibrant, walkable community, residents must have opportunities to shop, work, and
enjoy entertainment and services within close proximity of their homes. The Town Center provides a
location for these activities to occur by allowing a mix of retail, office, and residential uses in an urban
environment. Successful retail and entertainment uses require significant pedestrian activity to ensure
long-term economic viability. In a pedestrian scaled urban environment, buildings play the primary role
in defining pedestrian spaces including sidewalks, plazas, and courtyards. Fostering pedestrian activity
along interior circulation corridors is critical to the interactive, urban nature of the Town Center. Interior
circulation corridors, including major commercial streets and pedestrian pathways are a major setting
for daily living within the community. These outdoor mixed-use settings shall provide a comfortable,
pedestrian atmosphere and activate the overall streetscene for aesthetic, pedestrian, and commercial interest.
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Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
4-12 Draft
4.3.2 Town Center Design Fundamentals
Characteristics contributing to a successful mixed-use
district include the following:
Buildings define the street edge, public plazas,
and pedestrian spaces to create quality
pedestrian environments and opportunities for
seating, dining, and social gathering.
Facades include variety and spontaneity that
activate the pedestrian experience.
Building entries and common areas remain the
primary emphasis of the public street elevation
while parking is located to the side and rear of
buildings to minimize the visual impact of parking lots on the public streetscape.
Building and site design anticipates and accommodates pedestrian and vehicle circulation to reduce
traffic impacts on neighboring streets and jointly optimize pedestrians and vehicles.
Individual entries for offices and shops appropriately define each interior unit to create individuality
and uniqueness.
Building mass and differentiation of roof forms, materials, color, and apparent floor heights reduce
building bulk and create variety within the building façade.
Enhanced architecture on all four sides conveys high quality design.
Building and site design promote connections between indoor and outdoor spaces
Massing and architectural elements define street corners and primary building entries.
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Example of Outdoor Dining
Community Design
November 2013 4-13
Example of buildings defining a
paseo with outdoor seating
4.3.3 Site Planning and Building Placement
The dynamic mixed-use character of the Town Center will be
established by the site design and placement of high-density
residential, commercial, and mixed-use buildings that form the
streetscape, define pedestrian pathways, and establish urban spaces:
Arrange buildings to create a variety of outdoor pedestrian
spaces including paseos, courtyards, plazas, squares,
eating areas, arcades and/or usable open spaces.
Site buildings to create a unified, pedestrian-activated,
business promenade and to define and scale the
streetscene.
Orient buildings toward public streets, pedestrian
pathways and/or active spaces.
Design open areas that are large enough to be usable,
however, not so large that they appear empty or barren.
Provide architectural treatments, structures, and/or
landscaping that shelters pedestrian walkways, such as
arbors or pergolas where appropriate.
Design pedestrian and vehicular circulation routes that are
intuitive, well-defined and easily discernible for appropriate
and functional maneuverability and activity levels.
Provide well-planned pedestrian linkages that are as direct
as possible between key sites such as the community park,
schools, the CPF site, transit stops, and the Town Square
that support walkability and the economic viability of the
Town Center.
Variety in type and form between buildings will foster the vertical
and horizontal mixed-use nature of the Town Center to provide a
range of retail, office, commercial, and neighborhood serving uses.
The physical and visual integration of varied buildings will activate
the urban, mixed-use character of the Town Center.
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Example of buildings defining the street edge
to create a quality pedestrian environment
Otay Ranch Village 8 West SPA
4-14 Draft
4.3.4 Building Form and relief
Architectural forms and features greatly effect how light strikes
and frames the building, having a large impact on how the space
is perceived in the pedestrian environment. The following elements
shall be considered to facilitate and create dynamic interrelations of
light, depth, and place along the streetscape and within other
pedestrian spaces:
Buildings that include courtyards, arcades, and other usable
pedestrian spaces are encouraged.
Provide pedestrian paseos or sidewalks, where feasible, on
each block to connect parking areas to the street/
commercial frontage.
Design building forms to be aesthetically pleasing and
well-proportioned, resulting in a balanced composition of
elements along public streets.
Layer wall planes and volumes to provide a rhythm of
dynamic building forms and shadows.
Provide massing elements at major corners, project entries,
building entries, pedestrian nodes, or major intersections.
Provide at least 2 of the following elements along publicly
visible frontages to provide architectural relief:
Planter walls
Seating opportunities
Accent or festive lighting
Focal objects (water, murals, sculpture, topiary)
Outdoor dining spaces
Awnings
Building overhangs
Bay windows
Openings and entry ways
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Example of awnings openings, and overhangs
used to provide architectural relief
Massing elements at corners
Community Design
November 2013 4-15
4.3.5 roof Considerations
Roofs greatly affect how a building is perceived
from a distance. The following elements shall be
considered to create appropriate roof forms:
Design roofs for functionality while
enhancing or complementing the
overall architectural design of the
building.
Integrate form, materials, fascia and/or
cornice elements into the overall design
vocabulary.
When used, create contiguous parapets
and incorporate them into side/rear
elevation returns.
Use roof forms to screen mechanical equipment whenever possible.
Encourage the use of cool roofs, photovoltaics, or other energy saving materials and features.
4.3.6 Façade Treatment
Next to massing, façade treatments are the most important factor affecting how space is perceived in
the pedestrian environment. The following shall be considered to facilitate the creation of interesting and
attractive façade treatments:
Articulate buildings and/or provide architectural detailing along public streets to enhance pedestrian
scaling and visual interest along the streetscape.
Avoid monolithic buildings of singular form, height, wall plane, or materials visible to the public to
the greatest extent possible. When buildings of a single form and height are used, articulate the
building with layered wall planes, banding, architectural details, and/or materials.
Use projections, overhangs, recesses, banding, and other architectural details to provide shadow,
articulation, and scale to building elevations as appropriate to the architectural style.
Avoid identical architectural appearance or use of the same materials or color palette in the design of
adjacent mixed-use buildings, unless mirrored architecture is an integral feature of the project
design vocabulary.
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Example of vertical roof breaks, color and material changes, wall
plane projections, and architectural elements to create interest and
distinguish individual units
Otay Ranch Village 8 West SPA
4-16 Draft
Incorporate at least 2 of the following techniques in the design of façades to enhance building
architecture and reduce overall mass:
Color change/color variation
At least 2 different exterior materials
Change in texture
Vertical/horizontal wall plane projections/recesses
Variation of roofline (height or form)
Architectural elements significantly different from main building in mass or height
Projections
Balconies
Window groupings or treatment
Express a unified design for all elevations of a single building visible from a public street or
pedestrian space; however, elements and materials are not required to wrap the building on
elevations that are not visible to the public.
Orient major building and tenant entries toward the main pedestrian frontage whenever possible.
Enhance entries through massing, articulation, architectural design elements, and/or signage.
Where appropriate, utilize glass at the ground level.
4.3.7 Parking Lots and Structure
Convenient and accessible parking is an important factor ensuring the success of retail uses within the Town
Center. A pedestrian-friendly Town Center must provide adequate parking. This requires distributing parking
efficiently and reducing the impact of large parking areas on the public streetscape. The following guidelines
shall be considered in the design of parking lots and structures in the Town Center:
Provide parking in surface lots, parking structures, below grade parking garages, podium parking or
any combination of these. Above ground structures shall be subject to design review.
Establish a shared parking district for commercial uses that allows required parking to be provided
off site, considers shared parking for uses with different peak periods, and accounts for available
on-street parking in order to reduce the parking footprint within the Town Center. All parking
agreements shall be subject to review and approval by the Development Services Director.
Locate surface parking lots, podium parking, and above-ground structured parking behind or to the
side of buildings to reduce their frontage on the public street.
Avoid designing surface parking lots that exceed 100 feet in length along the public street frontage
(Except for temporary surface lots on vacant sites slated for future development).
Subterranean parking garages that encroach into public rights-of-way are subject to City Engineer
approval and shall require an encroachment permit and enhanced street construction and utility
coordination.
Entries into parking lots and structures shall be designed to be convenient and easy to find through
location and/or signage.
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Community Design
November 2013 4-17
Adequate vehicle stacking distance at entrances to paid or gated parking facilities shall be provided
to reduce traffic impacts on public streets. Maximum driveway width along public streets is 24 feet.
When provided, design above-ground structured parking and podium parking to provide a
pedestrian interface with the street. This can be achieved by one or more of the following
techniques:
Include retail spaces on the ground floor of the parking structure.
Wrap the structure with commercial or residential living space on the most prominent
street interfaces.
Create a pedestrian entry space that provides access to pay stations, elevators, and stairwells.
Provide attractive landscape screening or walls with architectural detailing, enhanced materials
at the ground floor, or vertical planted screen devices.
4.3.8 Mechanical equipment, Service, Waste, and Utility Areas
Due to the strong emphasis on pedestrian activity within the Town Center, location and screening of unsightly
service and utility areas is critical to ensuring the creation of a comfortable, pedestrian atmosphere. The
following shall be considered in the location and design of mechanical equipment, utilities, service and
loading areas, and waste collection facilities:
Provide appropriate loading and service areas for each building/tenant.
Locate above-ground equipment, outdoor storage, trash/recycling storage, and loading and service
areas on lanes, to the side or rear of the building, or within parking areas or structures. The precise
location of any and trash/recycling storage area(s) shall be approved on the site plan.
Shield loading, service, and storage areas with walls, berms, or landscaping to limit visibility from
public streets or pedestrian spaces.
Integrate screening of mechanical equipment, waste enclosures, service areas, and other service-
oriented building necessities into the site and building design.
Incorporate similar colors and materials as the principal building into the design of the screening,
enclosures, and/or service buildings.
Locate waste containers away from public rights-of-way, building entries, and pedestrian spaces and
screen from public view.
Screen all roof-mounted equipment with parapets, screen walls, fencing, equipment wells, structural
enclosures, or similar features.
Install exterior, on-site utilities underground, where feasible. For utilities required to be above
ground, screen and incorporate into the landscaping to the greatest extent possible.
Mount electrical equipment onto the interior of a building whenever practical. When interior
mounting is impractical, screen electrical equipment from public view with walls, berms, or
landscaping.
All such areas shall conform to the City’s “Recycling and Solid Waste Planning Manual (Section
19.58.340 CVMC, Recycling and Solid Waste Storage).
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Otay Ranch Village 8 West SPA
4-18 Draft
4.4 ATTACHeD r eSIDenTIAL DeSIGn GUIDeLIneS
The following design guidelines apply to attached residential communities
that occur outside the Town Center. Applicable building configurations
including the following:
Row House
Stacked Units outside the Town Center
Live/Work (Attached)
Innovative
Neighborhood Recreation Buildings associated with an attached
residential community
Although Villa House is an attached residential building configuration, it is
intended to appear as a single family home and is therefore not subject to
these design guidelines (Refer to Section 4.5, Detached Residential Design
Guidelines). Refer to Chapter 3 - Development Code for design requirements
specific to each building configuration.
4.4.1 The Small Village Concept
Attached residential communities are intended to be much like small villages. Each shall be designed for
compatibility within itself, using a blend of building types, complementary architectural styles, and a tastefully
balanced palette of colors and materials to provide subtle contrast for diversity within each community. A
variety of housing types can be provided within the same attached residential community.
4.4.2 Attached residential Design Fundamentals
Superior attached residential communities include the following design fundamentals:
Common buildings, facilities, or open spaces serve as focal points for the community.
Building entries and common areas, not parking, remain the primary emphasis of the public
street elevation.
Individual entries define each unit appropriate to the building form.
Building mass and differentiation of roof forms reduce the apparent building bulk and define
common and pedestrian spaces.
Color and material changes define architectural styles, highlight massing differentiation, and create
diversity between buildings.
Enhanced architecture on all publicly visible elevations conveys high quality design.
Connections between indoor and outdoor spaces are enhanced in building and site design.
All buildings, common facilities, maintenance structures, and service area enclosures express
compatible architectural style, color, and materials.
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Key Map
(N.T.S.)
Community Design
November 2013 4-19
4.4.3 Site Planning and Building Placement
Site planning and building placement play an important
role in reinforcing the small village concept by defining the
common areas that unify the community. The following
shall be considered in site planning and building placement:
Orient buildings to provide a front door presence
along the public street. Internally, orient buildings
toward common open space areas and major
pathways whenever possible.
Create a sense of arrival at major vehicular and
pedestrian entries through landscaping, location
of common areas, and/or placement and design of
common buildings.
Design pedestrian and vehicular circulation
routes that are intuitive, well-defined and
easily discernible for appropriate and functional
maneuverability and activity levels.
Emphasize a front door presence along the street,
pedestrian access, and connections to
public sidewalks, trails, open space systems, and
adjacent neighborhoods to avoid creating a
walled enclave.
Arrange buildings to define common areas in
centralized and convenient locations.
Utilize building placement and articulation to
create interesting and attractive
pedestrian corridors.
Design open areas that are large enough to be usable for a variety of purposes.
When surface parking or carports are utilized, minimize large parking areas through thoughtful
building placement and site design.
Provide architectural treatments, structures, and/or landscaping that shelters pedestrian walkways,
such as arbors or pergolas where appropriate.
Integrate non-residential uses into the community in a manner that preserves the
residential character.
Design private and common open space areas in attached residential developments to substantially
conform to the City’s Multi-Family Open Space Design Guidelines except as detailed herein.
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Example - Buildings Oriented Toward Common Open
Space Areas
Example - Buildings Oriented Toward Street with front
door presence and connection to public sidewalk
Otay Ranch Village 8 West SPA
4-20 Draft
4.4.4 Building Form and Massing
Massing plays an important role in establishing individual units, common areas, and primary entries. The
following shall be considered to create dynamic interrelations of light, depth and place along the streetscape,
within common areas and along internal pathways:
Minimize blank, singular planes oriented toward public views unless it is true to the architectural
style. Provide enhanced elevations on all sides of the building visible from streets, lanes, common
areas, and other public and common spaces by incorporating architectural elements similar to those
found on the front elevation.
Consider intended styles in conjunction with the development of building plans, massing forms,
architectural elements, details, and color.
Carefully consider the building massing, materials, details, and color in developing an appropriate
architectural character for the project.
Design buildings to define outdoor spaces, with floor plans that have a logical and functional
relationship between indoor spaces and outdoor spaces.
4.4.5 roof Forms
Roof forms seen from a distance or along major roads are perceived by their contrast against the skyline or
background. The dominant impact is the shape of the building and roof line.
Articulate roof lines to express a variety of conditions to minimize the visual impact of repetitious flat
planes, building mass, and similar ridge heights.
Provide vertical roof plane breaks, changes in building/ridge height, or other accent roof forms as
appropriate to style.
Use a variety of front-to-rear and side-to-side gables, hipped roofs, and/or the introduction of a one
story element.
Integrate form, materials, fascia, and/or cornice elements into the overall design vocabulary.
Encourage the use of cool roofs, photovoltaics, or other energy saving materials and features.
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Example -Varied roof (front-to-rear and side-to-side gables) and massing breaks
Community Design
November 2013 4-21
4.4.6 Façade Treatments
Façade treatments play an important role in defining individual
units and reinforcing the overall design character of the community.
Typically, the location of windows and doorways are determined
by the practical considerations of room layout, furniture placement,
views, and privacy. Design emphasis here is of particular concern as
windows and doors play an important role in the exterior architectural
character of buildings. Materials and colors help to reduce overall
mass and provide visual interest.
Use entries to create an initial impression, locate and frame
the doorway, and act as an interface between public and
private spaces.
Wherever possible, orient front doors and provide access
toward the public street or entry courtyard.
Incorporate appropriate roof elements, columns, feature
windows, and/or architectural forms in the entry statement
to emphasize the building character and the location of
individual doorways as appropriate to building configuration.
If front entry location is not immediately obvious due to building configuration, direct and draw the
observer to it with added lighting and landscape elements.
Within the appropriate style requirements, group and coordinate windows with other design
elements to create a composition and order.
Where appropriate to style, building configuration, and window form, use of multi-paned windows
is encouraged.
Use appropriate scale and proportion typical of the architectural style in window and door design to
strengthen the elevation style.
Select colors from an overall color
palette to create a blending of colors.
Use color, materials, widows, doors,
and architectural details to provide
variation and articulation and avoid
unrelieved, continuous walls.
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Enhanced Building Entry toward street
Use of varied materials, window sizes, and awnings
Otay Ranch Village 8 West SPA
4-22 Draft
4.4.7 Parking, Carports, and Garages
The focus of attached residential communities shall be their
street front image and pedestrian access. Each community shall
incorporate interior oriented parking solutions and incorporate
the following design techniques to enhance the public streetscene:
Distribute parking throughout the community to provide
as close proximity as possible to individual units and to
break up large parking areas.
Minimize the need for walls and fencing along public
rights-of-way by locating parking to the side or rear
of buildings or by locating parking in wrapped or
underground parking garages.
Group unassigned or guest parking in evenly
distributed locations.
Design carport structures to be compatible with the style,
color, and materials of the primary buildings.
Provide landscape islands and sidewalks between parking spaces or carports to avoid continuous,
uninterrupted paving.
Where attached or detached garages or podium parking are provided, design these structures as an
integral part of the architectural character by employing the following:
Utilize the same architectural style, massing elements, wall materials and finish, design details,
and colors as the residential dwelling units.
Use similar or compatible roof forms.
Address end wall conditions that are visually prominent from the street with special
architectural attention.
The relationship of the garage face to the building may be projecting, flush, or recessed
provided that it is compatible with the mass and style of the building.
Subterranean parking garages that encroach into public rights-of-way are subject to
City Engineer approval and shall require an encroachment permit and enhanced street
construction and utility coordination
Design lanes and motorcourts to address the functional and aesthetic features of the space to create
a pleasant experience for residents. This may include landscaping, enhanced paving, architectural
features that create depth and massing breaks, enhanced garage doors, or other design treatments.
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Example - Projections, Wall Plane Offsets and
Landscape Strips in Lane Treatments
Community Design
November 2013 4-23
4.4.8 Common recreation Facilities
Common recreation facilities associated with attached residential communities such as pools, spas, club
houses, management offices, barbecues, and other facilities shall be appropriate for the size and scale of the
community. The following guidelines shall be considered in the design of common buildings and amenities:
Design common recreation facilities as key character elements for the neighborhood, where feasible.
Select architectural and community elements, such as street furnishings, benches, lighting standards,
and trash receptacles, that are consistent with the overall architectural character of
the neighborhood.
Provide enhanced elevations on all publicly visible sides of the building by incorporating architectural
elements similar to those as found on the front elevation.
Use colors, massing, roof pitches, and materials that are compatible with adjacent buildings or
exemplify the community theme.
4.4.9 Trash enclosures, Utilities, and Service Areas
Since common utility and service areas can often create a nuisance, their design and placement must be
carefully considered. The following guidelines are intended to reduce the impact of service and utility areas on
the community:
Provide the adequate number of enclosures to accommodate the volume and types of refuse and
recycling containers required by the local disposal company.
Locate enclosures in a convenient area for the majority of residents.
Minimize impact on adjacent residences and neighborhood developments by keeping
enclosures away from the edges of the community so that they are not visible from
the public right-of-way.
Construct trash enclosures with substantial masonry walls in a style and wall finish that is consistent
with the overall architectural character of the development.
Equip all trash enclosures with complementary gates of durable construction, hinged to self-
supporting steel posts.
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Otay Ranch Village 8 West SPA
4-24 Draft
4.5 DeTACHeD reSIDenTIAL DeSIGn GUIDeLIneS
The following design guidelines apply to detached residential neighborhoods
that occur outside the Town Center. Applicable building configurations
include the following:
Conventional Home
Motor Court
Linear Green Court
Bungalow Green Court
Live/Work (Detached)
Villa House
Innovative
Although Villa House is an attached residential building configuration, it
is intended to appear as a single family home and is therefore subject to
these design guidelines. Refer to Chapter 3, Development Code, for design
requirements specific to building configuration.
4.5.1 The Simple House Concept
In order to achieve authenticity of style in materials, detail, and execution while using resources efficiently,
a more simple design must be considered in the crafting of the basic structure of detached homes.
Straightforward massing and roof forms not only ensure efficient use of construction materials, but often lead
to the most authentic expression of style. The “Simple House” concept suggests that elementary structural
forms and building masses can achieve authentic traditional styles. By shifting the emphasis from complex
floor and roof plan designs and pop-outs and onto material application and architectural detailing that
reinforce the architectural style of each home, the public streetscene will be enhanced and limited resources
will be used efficiently.
4.5.2 Detached residential Design Fundamentals
Superior detached residential communities include the following design fundamentals:
Simple house designs enhanced with appropriate colors, materials, and details keep the
architectural styles authentic.
Architecture forward to the street (rather than garage doors) makes the home, not the garage, the
primary emphasis of the front elevation.
Some single story massing such as first floor pop-outs, porches, or bay windows along the public
street frontage provide pedestrian scale.
Varied garage placement and treatment distinguishes individual homes and reduces the visual
impact of garage doors on the public street.
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Key Map
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Community Design
November 2013 4-25
An eclectic variety of complementary architectural styles
carefully plotted creates diverse street scenes.
Varied roof pitches, heights, and forms reduce the visual
impact of rooftops.
Contrasting colors and materials highlight architectural
styles and create greater variety.
Enhanced architecture at high visibility areas, such as
areas adjacent to open space, parks, and streets convey
high quality design.
Connections between indoor and outdoor spaces are
promoted in building and site design, enhancing livability
and the Southern California lifestyle.
4.5.3 Architectural Massing
The Simple House concept requires simple architectural massing
to maintain style authenticity and efficient construction framing.
Simple house design adheres to the following massing criteria:
Use a simple rectilinear form as the basis for the floor
plan. Add additional simple forms to expand, add
interest, and achieve floor plan objectives.
Consider multiple, appropriate elevation styles for each
floor plan to ensure the added forms
yield the correct massing for each style.
Reflect interior uses within the repertoire
of forms for the chosen architectural style
while manipulating exterior mass and
form to improve the streetscape.
Select architectural styles that best fit the
massing derived from the floor plan. As
an example, styles such as the Monterey
and Spanish Colonial elevate as a two-
story rectangular form. Designing a floor
plan with simple two-story stacking of
exterior walls yields the correct massing
form for either of these styles.
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Example of simple house design
Added Simple
Forms/Single Story
Massing at Street as
Appropriate to Style
Simple House Massing
Rectilinear Base
Otay Ranch Village 8 West SPA
4-26 Draft
Alternate street-facing garage locations, from
shallow to deep, and garage configurations
between floor plans within each neighborhood
to provide variety in the same streetscene.
Minimize the number of foundation breaks to
ease and simplify construction framing.
Use style appropriate architectural details,
materials, and colors to articulate wall planes,
create shadow, and provide visual interest.
Give particular consideration to the treatment
of publicly visible elevations including side
elevations, second story rear elevations, and
roof elements visible from major streets.
4.5.4 roof Forms
Rows of homes seen from a distance or along major roads are perceived by their contrast against the skyline
or background. The dominant impact is the shape of the building and roof line.
Vary roof forms and pitches to reflect authentic expression of a selected style. Develop a simple
truss system with minimum deviations for simple and efficient framing.
Vary the pitch and form of roof lines to express a variety of conditions and minimize the visual
impact of repetitious flat planes, similar building silhouettes, and similar ridge heights.
Use a variety of front-to-rear and side-to-side gables, hipped roofs, and/or the introduction of a
one-story element.
Encourage the use of cool roof materials and colors, photovoltaics, or other energy saving materials
and features.
4.5.5 Façade Treatments and Streetscape Plotting
Superior streetscapes provide visual interest through the combination of architectural diversity and an
individual identity for each home. The following streetscape plotting criteria supports the creation of eclectic
single family streets that function well and have visual variety:
When possible, refrain from strict compliance to minimum setbacks to avoid contributing to
repetitious street scenes. This may be achieved through building placement, variation in floor plan
form, and/or garage placement and configuration.
Orient buildings to provide a front door that is visible from the street.
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Use of style appropriate details to articulate a simple house
Community Design
November 2013 4-27
When plotting the same floor plan more
than 3 times in the same neighborhood,
provide a minimum of 3 elevations per floor
plan, each with a different architectural
style that is clearly discernible through the
use of style appropriate architectural details.
Do not repeat the same floor plan and
elevation combination immediately adjacent
to or across the street from one another.
Provide a minimum of 3 color schemes
for each elevation style. Do not repeat the
same color scheme on homes immediately
adjacent to or across the street from
one another.
Enhance neighborhood quality by adding
an elevation designed specifically for
corner lots or by enhancing an interior lot
plan for use on the corner with additional
architectural elements and/or details as
found on the front elevation.
Use color, materials, windows, doors, and
architectural details to provide variation and
avoid unrelieved, continuous walls.
Avoid the appearance of false facades as
follows:
For corner homes, wrap materials
and colors to the street-facing side
elevation so that materials terminate
on an inside corner.
For interior lots, wrap materials
from the front elevation to the side
elevation so that materials terminate behind the leading edge of the side yard fence or on an
inside corner.
Pay special attention to material and color application on entry ways, window and door trim,
and other architectural elements to ensure color and materials terminate at an inside corner.
9. Design private and common open space areas in detached residential developments to
substantially conform to the City’s Small-Lot Single Family Open Space Design Guidelines except
as detailed herein.
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Example of the same floor plan with
distinctly different elevation styles
Otay Ranch Village 8 West SPA
4-28 Draft
4.5.6 Garages Placement and Treatments
The impact of repetitive, street-facing garages can be
reduced by using the following techniques:
Recess garage doors a minimum of 12 inches
behind the garage wall plane.
Roll up garage doors are the only garage
doors permitted.
For street-facing garages, vary garage placement
along the public street whenever possible by
alternating front setbacks and configurations
between floor plans.
Vary garage placement mix within neighborhood
plotting plan. Garages may be attached
or detached.
Vary garage door pattern, windows, and/or color
as appropriate to individual architectural styles.
Provide additional treatments such as porte
cocheres, single car doors, trellises, and/or
gates. Porte cocheres and gates added to a
deep recessed garage plan create an additional
screened parking space and occasional outdoor
private spaces.
Garage doors shall not exceed more than 50% of
any building’s single street frontage; Garages may
be accessed from side streets and lanes to reduce
the impact of garage doors on the streetscape.
Street-facing 3-car garages are not permitted.
Additional spaces may be provided in swing-in,
tandem, or split garage configurations.
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Enhanced Motor Court
Lane Treatments
Porte Cochere
Community Design
November 2013 4-29
Design lanes and motorcourts to address the functional and aesthetic features
of the space to create a pleasant experience for residents. This may include
landscaping, enhanced paving, architectural features that create depth and
massing breaks, enhanced garage doors, or other design treatments.
The following includes examples of various street-facing garage
configurations. Configurations can be combined for greater diversity. A
minimum of 2 configurations shall be used within each detached residential
neighborhood containing street-facing garages:
Garage Forward – Front facing garage located forward of the home’s
front facade. Extra attention and treatments shall be applied when
using this garage placement. No more than 25% of detached homes
within a subdivision may use this configuration.
Shallow Recessed Garage – Front facing garage recessed behind the
front porch or living space of the home.
Mid-recessed garages – Front facing garage recessed to a lot depth near
the mid-point of the home.
Deep Recessed Garage – Front facing garage located at the rear of the
residential lot.
Swing-In Garage – A garage that has been oriented so that the side of
the garage faces the street and access to the garage is provided by a
curved driveway.
Tandem Garage – A garage that provides additional parking behind the
primary garage parking space.
Split garage – Garage parking is “split” into two garages separated
by living space. On corner lots, access to split garages may occur from
different street frontages.
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Garage Forward
Shallow Recess
Mid-Recess
Swing-in Tandem Split Deep-Recess
Otay Ranch Village 8 West SPA
4-30 Draft
4.5.7 Storage, Utilities, and Services
Maintaining superior streetscenes requires storage, utilities, and service areas to be located in areas with
limited or no visibility from the public street as follows:
1. Where a lane is present, locate services and above ground equipment on the lane and screen from
view by fencing or landscaping to the greatest extent practicable.
2. When a lane is not present, locate above ground equipment and services at least 3 feet behind the
façade of the house and screen with fencing or landscaping to the greatest extent practicable.
3. Locate waste container storage areas in private yards and screen from view by fencing or
landscaping. If a private yard of sufficient size to house waste and recycling containers cannot
be provided, then sufficient space must be provided in the garage such that storage areas do not
conflict with required vehicle parking areas.
4. Coordinate with the local waste service provider early in the design process to ensure that adequate
access to collection areas is provided.
5. Ensure trash collection areas are large enough to accommodate containers without conflicting with
common driveways and travel ways.
6. Bio-retention facilities located in the front of residential lots shall be dedicated as an easement to
the City to allow access, conduct inspections, and to restrict property owners from changing the
geometry and landscaping of these BMPs.
Community Design
November 2013 4-31
4.6 COMMUnITy USe FACILITy DeSIGn GUIDeLIneS
The following design guidelines apply to community use facilities that occur
outside the Town Center. Community use facilities are non-residential and
non-commercial buildings that typically serve a public or community purpose.
Applicable building configurations include the following:
Community Purpose Facility
Neighborhood Recreation (Not associated with an attached
residential community)
Such facilities may consist of a single building or a group of buildings on
one site. Community use buildings associated with attached residential
communities shall be integrated into the site plan for that community and
are therefore exempt from these standards but are subject to the guidelines
in Section 4.4, Attached Residential Design Guidelines. In addition, public
and institutional buildings (such as schools, fire stations, libraries, police stations, and buildings associated
with public parks) are exempt from these standards because of their unique disposition and application.
Public and institutional buildings shall be subject to design review by the appropriate City department.
Since the intended use of the building(s) will drive the spatial and functional requirements of the building,
these design guidelines must remain flexible to ensure that the needs of the intended use(s) are adequately
addressed within the design.
Some uses may be subject to specific design requirements required by the state and other regulatory
agencies. Such requirements shall take precedent over the requirements of this SPA and the design regulation
and guidelines contained herein.
4.6.1 The Community Use Concept
Regardless of whether the facility is privately or publicly owned, community use facilities are intended for the
use and enjoyment of the community and must therefore be treated as a public amenity. Building designs
shall reflect the facility’s function while at the same time support the intended character established for
Village 8 West by incorporating design features that promote public use and enjoyment.
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Key Map
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Otay Ranch Village 8 West SPA
4-32 Draft
4.6.2 Community Use Design Fundamentals
Regardless of use, superior community use facilities include the following design fundamentals:
Primary buildings act as key, thematic icons for the surrounding community.
Design elements, building form, and site design reflect the intended use of the building(s), i.e.
religious institution, community center, etc.
Building facades include variety and spontaneity to activate the pedestrian experience.
Building entries and common areas, not parking, remain the primary emphasis of the public
street elevation.
Building and site design anticipates and accommodates pedestrian and vehicle circulation to reduce
traffic impacts on neighboring streets and jointly optimize pedestrian and vehicular circulation.
Building mass and differentiation of roof forms, materials, color, and apparent floor heights reduce
building bulk and create variety within the building façade.
Enhanced architecture on all four sides conveys high quality design.
Connections between indoor and outdoor spaces are promoted in building and site design.
Massing and architectural elements define street corners and primary building entries.
4.6.3 Site Planning and Building Placement
Since community use buildings will act as icons for the village, building placement is an important
consideration. Institutional uses also require special consideration due to the associated traffic and noise
associated with such uses. The following guidelines must be considered in the design of all institutional buildings:
1. Arrange buildings to create a variety of outdoor spaces including courtyards, plazas, squares, eating
areas, arcades, and/or usable open spaces.
2. Orient buildings toward streets, pedestrian pathways and/or active spaces.
3. Include architectural treatments, structures, and/or landscape features that shelter pedestrian
walkways, such as arbors or pergolas, where appropriate.
4. Design pedestrian and vehicular circulation routes that are intuitive, well-defined, and easily
discernible for appropriate and functional maneuverability and activity levels.
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Community Design
November 2013 4-33
4.6.4 Building Mass and Form
Community use buildings and facilities tend to be larger in scale and therefore massing is of particular
concern. The following guidelines address methods to reduce the apparent mass of large buildings:
Avoid long, unbroken faces that exceed approximately 30 feet in length.
Use offsets and massing articulation to reflect the organization of the floor plan.
Vary building depths to provide interesting massing.
When appropriate to the use, provide one story elements at the ends of two-story buildings to
soften building mass.
Use balconies, shade structures, one story projections, and other architectural elements to create
interest and articulate volume.
Develop a special relationship between buildings and pedestrians by designing ground story facades
at human scale through one or more of the following methods:
Breaking facades into bays and smaller forms.
Bringing signage down to a pedestrian level to reduce scale.
Introducing arcades, courtyards, and other outdoor spaces.
Utilizing massing elements to emphasize primary building entries and street corners.
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Community Purpose Facility designed to create pedestrian spaces along the street; Offsets and massing reflect the interior spaces.
Otay Ranch Village 8 West SPA
4-34 Draft
4.6.5 roof Forms
The following guidelines address roof forms of
community use buildings:
Change roof pitches and eave heights
by using offsets in the plan. Provide
a minimum vertical distance of 2 feet
between roof plans.
Avoid continuous, unbroken roof lines
longer than 90 feet in length.
In general, keep roof pitch slopes
relatively shallow to minimize visual
massing of buildings while remaining true
to the selected architectural style.
Combine flat roofs with sloped roofs. The
entire roof shall not be flat.
When appropriate to style and function,
provide broad overhangs in response
to climactic conditions, particularly at
openings, porch enclosures, balconies,
and window recesses.
When building forms are visible from
adjacent residential neighborhoods,
provide full roof solutions to the
greatest extent feasible.
Design roofs for functionality while enhancing or complementing the overall architectural design of
the building.
Integrate form, materials, fascia and/or cornice elements into the overall design vocabulary.
When used, create contiguous parapets and incorporate them into side/rear elevation returns.
Use roof forms to screen mechanical equipment whenever possible.
Encourage the use of cool roofs, photovoltaics, or other energy saving materials and features.
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Varied Roof Forms
Community Design
November 2013 4-35
4.6.6. Façade Treatments
The following façade treatment guidelines are intended to improve the streetscape and create attractive
community use buildings:
Enhance primary building or campus entries to create a sense of arrival and clearly indicate location.
Clearly identify building or campus entries with well defined primary pedestrian pathways and entry
features such as arbors, porte cocheres, or architectural features.
Design windows to reflect interior uses and provide views to common outdoor spaces and the
public street.
For schools and other uses that include multiple buildings in a campus setting, convey similar
architectural character, colors, and materials on all buildings.
4.6.7 Parking
The following guidelines are intended to ensure that the design of parking areas are functional and do not
detract from the public streetscape:
Locate parking behind or to the side of buildings to reduce the impact of large parking areas on the
public street.
Design parking areas to be used as flexible outdoor spaces for farmers markets, festivals, special
events, and other community events.
Locate drop-off areas and provide adequate stacking for vehicle traffic to avoid creating traffic
conflicts on adjacent public streets and to reduce the impact on adjacent residential and
commercial uses.
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Otay Ranch Village 8 West SPA
4-36 Draft
4.6.8 Utilities and Services
The following shall be considered in the location and design of mechanical equipment, utilities, service and
loading areas, and waste collection facilities:
Locate loading and service areas to the side or rear of the building. Shield the loading/service areas
with walls, berms, or landscaping to limit visibility from public streets or pedestrian spaces.
Integrate screening of mechanical equipment, waste enclosures, service areas, and other service-
oriented building necessities into the site and building design.
Incorporate similar colors and materials as the principal building into the design of the screening,
enclosures, and/or service buildings.
Locate waste containers away from public rights-of-way, building entries, and pedestrian spaces.
Screen all roof-mounted equipment with parapets, screen walls, fencing, equipment wells, structural
enclosures, or similar features.
Install exterior, on-site utilities underground, where feasible. For utilities required to be above
ground, screen and incorporate into the landscaping to the greatest extent possible.
Mount electrical equipment onto the interior of a building whenever practical. When interior mounting
is impractical, screen electrical equipment from public view with walls, berms, or landscaping.
Provide lighting at activity areas, parking lots, and along major pathways.
If lighting is provided for outdoor activities, provide a timer.
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Community Design
November 2013 4-37
4.7 LAnDSCAPe DeSIGn GUIDeLIneS
The following landscape design guidelines provide guidance in the landscaping of private lots. These
guidelines are intended to be flexible to allow for individual expression of style while still reinforcing the
village character and transect. All landscaping shall also comply with the following as applicable:
CVMC Section 20.12, Landscape water conservation
Section 3.6.B, Performance Standards, Part B Landscape
Village 8 West Landscape Master Plan
Village 8 West Fire Protection Plan
Village 8 Preserve Edge Plan
Village 8 West Water Quality Technical Report
Village 8 West Town Center Master Precise Plan
4.7.1 Private Lot Planting and Landscape Concepts
In addition to complying with the requirements of CVMC Section 20.12 Landscape water conservation, the
following principles are to be incorporated into each part of the Village 8 West landscape:
Select plant species that are adapted to the site conditions and low water use. Limit the use of water
intensive plantings.
Only use turf where it serves a function like play or sports use.
Use hydro-zoning, efficient irrigation application equipment, and proper irrigation scheduling for
optimum plant growth while minimizing evaporation and runoff.
Apply mulch, organic or inorganic, over the soil to minimize evaporation.
Apply soil amendments where they can improve water penetration or water holding capacity of soil.
Plan for appropriate maintenance such as rain shut-off switches for automatic irrigation controllers,
well timed mowing, and weed removal.
Use planting techniques such as clustering of trees and large shrubs to partially screen or break up
steep manufactured slopes.
Where direct building frontage is not proposed and sufficient room exists, provide a layering of
different plantings to create a landscaped edge that will enhance the pedestrian experience along
major sidewalks and trails.
Landscaping and structures within the fire management zone shall be subject to the fire management
standards within the Fire Protection Plan. All manufactured slopes adjacent to the MSCP Preserve shall be
landscaped as outlined in the Village 8 West Preserve Edge Plan.
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Otay Ranch Village 8 West SPA
4-38 Draft
4.7.2 Town Center Landscaping
The areas between the building facades and the curb line will be the
primary pedestrian zone. The following landscape concepts apply to
urban landscapes for private lot setbacks and pedestrian spaces:
Utilize plant palettes which maximize visibility while providing
a positive pedestrian experience and include canopy or accent
trees, low shrubs, and ground covers. Using turf as a ground
cover is prohibited.
Use of urban landscape forms such as raised planters,
containers, tree grates, and green walls is encouraged.
Utilize consistent tree planting patterns. Trees shall be limbed
up to 8 feet minimum in pedestrian areas and 13’6” in
vehicular areas.
Incorporate social spaces with outdoor seating
areas and sidewalk cafes.
Changes in paving texture, color, or material in
accent areas, pedestrian spaces, or along internal
pathways are encouraged.
Include focal elements such as specimen
plantings, water features, or public art.
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Water Feature
Public Art
Community Design
November 2013 4-39
4.7.3 Attached residential Landscaping
The following landscaping guidelines apply to the setbacks, common areas, and pathways of attached
residential neighborhoods:
Use planting to reinforce design patterns and serve as a unifying element.
Utilize plant materials consisting of trees, shrubs, and ground covers.
Provide permanent irrigation systems for planting areas.
Landscape street yard areas in a manner complementary to the village streetscape.
Design mailbox structures and trash/recycling enclosures to complement adjacent residential homes.
Locate utility boxes and equipment as unobtrusively as possible and screen with landscaping.
Common open space areas may include amenities such as outdoor eating and seating areas, play
grounds, swimming pools, and sports courts. Decorative water features will be allowed, subject to
water budget calculations.
Use trees to define streets, neighborhoods, and corridors and to accent entries and landmarks.
4.7.4 Detached residential Landscaping
The following landscaping guidelines apply to the private front yards and corner side yards of individual
single-family lots:
Front and exterior side yards requiring landscaping shall consist predominantly of trees, shrubs, ground
cover, decorative rocks, and other natural materials except for necessary walks, drives, and fences.
All residences adjacent to open space lots shall be subject to the fire management standards within
the Village 8 West Fire Protection Plan.
Installation and maintenance of all landscaping (including front yards) shall be the responsibility of
the homeowner.
Bio-retention facilities located in the front of single family residential lots shall be subject to the
requirements of Section 8.4.2, Urban Runoff.
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Otay Ranch Village 8 West SPA
4-40 Draft
4.7.5 Community Use Landscaping
The following landscaping guidelines apply to the setbacks, pedestrian spaces and pathways of community
use facilities:
Provide a distinct landscape character for each community use site based on its specific location,
neighborhood, and purpose.
Include amenities such as outdoor gathering spaces and recreational areas.
Incorporate Special paving in important areas, pedestrian spaces, or along internal pathways.
Provide focal elements such as landscaping that enhance an architectural element, entries, water
features, and/or public art.
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Outdoor Gathering Space Special Paving along Pathway
Community Design
November 2013 4-41
4.7.6 Manufactured Slope Landscaping
Landscaping on steep manufactured slopes will vary depending upon location within the community.
Slopes adjacent to roadways shall employ a similar landscape palette for the adjacent corridor as
specified in Chapter 5, Circulation and Corridor Design.
Slopes within parks and public open space areas shall employ landscaping in accordance with
Chapter 7, Parks and Open Space.
Landscape designs shall address streetscape and provide landscaping intensity zones, greenbelt
edge treatments, and slope treatments for erosion control.
Landscaping concepts shall provide for a transition from the manicured appearance of development
areas to the natural landscape in open space areas.
Plantings shall be selected to frame and maintain views and should not block views created through
grading and/or site design.
Landscaping for highly visible slope areas shall include a varied plant palette capable of creating a
gradual transition from naturalized slope areas at project boundaries to development areas within
the project. This design shall incorporate the careful massing of groundcovers, shrubs, and tree
forms to soften the appearance of the steep slopes when viewed from public areas.
As illustrated in Exhibit 4.8, the following slopes shall be designed as highly visible slopes by the
Landscape Master Plan:
Northwest corner of Planning Areas C and D
Northwest corner of Planning Area I
Along Otay Valley Road at the northeast corner of the City of San Diego’s Reservoir site
Northeast corner of Planning Area R
West side of Planning Area N
Northwest corner of Planning Area Q
West Side of Planning Area P, subject to the approved Plant list in Appendix A of the Edge Plan
South side of Lot V, subject to the approved plant list in Appendix A of the Edge Plan
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Otay Ranch Village 8 West SPA
4-42 Draft
exhibit 4.9 - Highly Visible Slopes
Highly Visible Slopes
Legend
Circulation &
Corridor Design
Chapter 5
Circulation & Corridor Design
November 2013 5-1
5.1 A MULTI-MODAL APPrOACH
The Village 8 West circulation system provides a system of roadway and trail corridors to support both
vehicular and non-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 internal systems to
serve the SPA. This chapter describes how this system accommodates all users including pedestrians, bicyclists,
vehicles, low speed vehicles (LSVs), and public transit.
Streets within the SPA are designed as “complete” streets. As defined by the Complete Street Coalition,
complete streets are defined as roadways that are “...designed and operated to enable safe access for all
users. Pedestrians, bicyclists, motorists and transit riders of all ages and abilities must be able to safely move
along and across a complete street.” Benefits of complete streets include the following:
Improved safety for all users by providing adequate facilities for all users and reducing traffic speeds.
Balanced transportation systems that provide direct connections, variety of transportation choices,
and reduced traffic congestion.
Opportunities for healthier, more active lifestyles that include walking and bicycling.
A potential reduction in carbon emissions and dependence on oil by shifting trips to non-motorized
and alternative modes of transportation.
Corridors will also play a key role in establishing the village design theme. Corridors will be defined through
the landscape palette and design themes identified by the roadway and trail standards described in this
chapter, through the placement and types of buildings as regulated by Chapter 3, Development Code, and
through the landscape and architectural design of individual parcels and community elements as described
in Chapter 4, Community Design. Each corridor will have an identifiable landscape theme consistent with its
location within the Transect. All these design elements work together to create superior street scenes that
encourage pedestrian activity and a strong village identity.
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5 - Circulation & Corridor Design
Otay Ranch Village 8 West SPA
5-2 Draft
5.2 MULTI-MODAL PLAnnI nG PrInCIPLeS
The following principles led to the creation of the multi-modal transportation system described in this section:
Design Complete Streets that consider all modes of travel including automobiles, bicycles,
pedestrians, transit, low speed electric vehicles (LSVs), and alternative vehicles.
Permit decreased levels of service (LOS) during peak hours along Town Center Arterials to reduce the
number of automobile travel lanes and to slow traffic in pedestrian oriented areas.
Provide multiple connections and routes to evenly distribute traffic and reduce the need for large
volume roadways, create slower speed streets that are safer for pedestrians and bicycles, and
shorten distances between destinations.
Ensure alternative routes are available via low-speed streets (less than 35 mph) between key
destination points to accommodate low speed electric vehicles (LSVs).
Where appropriate, provide room for future dedicated transit lanes or corridors to promote
efficient transit.
Provide bulb-outs, enhanced paving, or other traffic calming features, subject to City of Chula Vista
and Fire Department approval, in areas where pedestrians and vehicles are anticipated to mix.
Create active, vibrant, high-density, mixed-use areas to generate enough ridership to support
public transit.
Locate transit stops near major pedestrian nodes and generators.
Respect the privacy of residential uses when designing pedestrian paths and selecting transit
stop locations.
Provide shade trees along streets to provide comfortable walking and biking environments, reduce
heat islands, and shade parked vehicles.
Locate transit stops and stations in convenient locations.
Provide transit stops with adequate lighting and well-designed shelters.
At the intersection of two or more transit routes, minimize walking distances between
transfer stops.
Provide convenient, secure bicycle parking for all uses including residential, commercial, parks, and
active open space areas.
Provide on-street parking and only the minimum required off-street parking to reduce the impact
of parking lots and structures on the streetscape and promote the use of bicycles, transit, and
alternative modes of travel.
Provide Village Pathways, Regional Trails, and other multi-use trails including connection to the
Chula Vista Greenbelt and the Otay Valley Regional Park as identified in the Otay Ranch GDP.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
Circulation & Corridor Design
November 2013 5-3
5.3 exISTInG reGIOnAL CIrCULATIOn neTWOrk
Regional vehicular access to Village 8 West, as shown in Exhibit 5.1 - Existing Regional Circulation, is currently
provided from State Route 125 (SR-125) via Olympic Parkway to La Media Road. La Media Road currently
terminates at the northerly boundary of Village 8 West. Secondary vehicular access is also currently available
from I-805 and downtown Chula Vista via Olympic Parkway to La Media Road or via Main Street. Main Street
currently terminates at the intersection of Heritage Road. Both La Media Road and Main Street are planned to
extend to SR-125, which is located less than one mile east of the project site, providing more direct access to
the site.
Public transportation is currently provided by Chula Vista Transit, a part of Metropolitan Transit System.
Multiple routes, Routes 712 and 709, serve the Otay Ranch Area; however, neither route currently extends
service to Village 8 West. The nearest stop is located over 1.5 miles away.
exhibit 5.1 - existing regional Circulation
Main St.
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Planned Roadway
Legend - General Development Planned Uses
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Otay Ranch Village 8 West SPA
5-4 Draft
5.4 VeHICULAr CIrCULATIOn neTWOrk
Exhibit 5.2 - Vehicular Circulation organizes traffic into a hierarchy of travel ways, arranged according to
anticipated volumes and modes of travel. This organization is consistent with the roadway classifications
established by the Otay Ranch General Development Plan (GDP). In Village 8 West, roadways form a modified
grid pattern that promotes walkability and supports urban development in the Town Center. This modified
grid pattern gives way to a more suburban street pattern near the southern edge of the SPA, providing a
transition to the natural open space areas in the south and responding to the topography of this portion
of the site.
Both La Media Road/Otay Valley Road and Main Street are Town Center Arterials that serve as the major
roadways for the SPA. Main Street will provide the main east-west connection. (See Sections 5.6.1 and
5.6.2.) Main Street will be extended east to provide a future connection to Village 8 East and a future Main
Street interchange at SR-125. La Media Road will be extended from its existing terminus just north of the site
and become Otay Valley Road within the Town Center. Otay Valley Road will extend south and then curve to
the east, providing a future connection to Village 8 East and a future Otay Valley Road interchange at SR-125.
(See Sections 5.6.3-5.6.5.) Driveway access along Town Center Arterials shall be located a minimum of 50
feet from any street intersection unless otherwise approved by the City Engineer.
Central to the circulation concept for Village 8 West is the use of urban couplets on La Media Road/Otay
Valley Road and Main Street, through the heart of the Town Center. An urban couplet or Town Center Arterial
is an arterial roadway that splits into two one-way roadways through the urban core. The intent is to bring
traffic into the Town Center, rather than directing traffic away from and around the Town Center, thereby
promoting a vibrant and successful commercial mixed-use area. These two roadways combined handle similar
volumes of traffic as the traditional two-way arterial while allowing for a better mix of pedestrian, bicycle,
transit, and vehicle circulation. Each road consists of no more than two travel lanes and includes sidewalks,
parallel parking, and a striped bike lane. Reduced street width, shade trees, minimized setbacks, and urban
uses required along the couplet create a visual street frame and a pedestrian friendly atmosphere. Such
networks have the additional benefit of increasing the exposure and amount of commercial frontages within
the Town Center, providing for alternative modes of transportation, and defining the Town Center as an
identifiable place. This one-way street system reduces left turn delays and creates safer turning movements at
each intersection, which benefits automobile drivers, bicyclists, and pedestrians. The result is an active, healthy
Town Center.
Exhibit 5.2 - Vehicular Circulation illustrates the location of roadway transitions from 6 lane prime to 4 lane
Town Center Arterials as described in the legend.
Secondary access through the village is provided via a residential collector, Street A. (See Sections 5.6.6
- 5.6.9.) The residential collector provides an alternate route through the village, connecting residential
neighborhoods to the Town Center. Street B provides an additional connection to Village 8 East. (See Section
5.6.10.) Driveway access along Street A and Street B shall be located a minimum of 25 feet from any street
intersection unless otherwise approved by the City Engineer.
Circulation & Corridor Design
November 2013 5-5
exhibit 5.2 - Vehicular Circulation
Town Center Arterial
6-Lane Prime
4-Lane Major
Residential Collector
Parkway Residential1
Service Road2
Transition -6 Lane Prime to
4 Lane Town Center Arterial
Transition - 4 Lane Major to
4 Lane Town Center Arterial
Potential Transit Stop/Station3
Potential Local Transit Stop3
Legend - GDP Roadway Designations
Notes:
1. Alignment of parkway residential
streets to be determined by
Tentative Map(s)
2. Also serves as the Greenbelt trail (See
Section 5.6.13)
3. Refer to Exhibit 5.7 for Transit Routes
Otay Ranch Village 8 West SPA
5-6 Draft
The balance of the roadway system for Village 8 West is made up of Parkway Residential Streets. (See Section
5.6.11) These streets provide direct access to single family homes in the southern and western portions of
the SPA. Alignment of these streets will be determined by the tentative map(s) for planning areas N, P, and V.
Additional private streets and lanes will be provided for other planning areas as part of the site plan for
single family cluster, multi-family, and mixed-use neighborhoods. The design of these street sections will be
determined by the site plan and shall be subject to design review.
5.5 ALTernATIVe MODeS
Alternative modes of transportation including low speed electric vehicles (LSV’s), bicycles, walking, and
transit contribute to healthier and more vibrant communities by providing a variety of alternatives to the car.
Providing alternative modes allows people to get out of their cars and into the public realm where they can
interact with one another as a community. Alternative modes also promote healthier lifestyles by encouraging
increased physical activity and potentially reducing vehicle use and the associated air pollutants.
The following section describes the major alternative transportation modes accommodated within Village 8
West. These include LSV, pedestrian, bicycle, and public transit.
5.5.1 Low Speed Vehicle (LSV) Circulation network
Low speed electric vehicles (LSVs) provide a clean, alternative vehicular mode of transport, ideal for shorter
trips. The LSV network, as illustrated in Exhibit 5.3 - Low Speed Electric Vehicle (LSV) Circulation consists of
low speed streets. LSVs are permitted on all streets with a posted speed limit of 35 miles per hour or less.
The circulation system has been intentionally designed to provide an internally connected system of low
speed streets that allow LSVs to travel between various destinations within Village 8 West. Street B also
provides a connection for LSVs to the remaining portion of Village 8 (Village 8 East). LSVs are not permitted
on sidewalks, trails, or other pedestrian pathways.
Circulation & Corridor Design
November 2013 5-7
Legend
Notes:
1. All streets within low speed
neighborhoods shall be low speed
streets. Alignment of streets to be
determined by Tentative Map(s)
Low Speed Street
Low Speed Neighborhood1
exhibit 5.3 Low Speed Vehicle (LSV) Circulation
Otay Ranch Village 8 West SPA
5-8 Draft
5.5.2 Pedestrian Circulation network
The pedestrian circulation network includes an interconnected system of pathways, trails, and sidewalks as
illustrated in Exhibit 5.4 - Pedestrian Circulation. Potential transit stops are also shown since these modes are
closely related. The following includes a brief description of each type of pedestrian corridor:
Village Pathway - The Village Pathway, which currently terminates at the south end of Magdalena
Avenue, has been extended through the SPA; future connections are provided to Village 8 East via
Street B and Village 3 and 4 to the west via Main Street. Village Pathways in Otay Ranch are intended
to provide an off-street, interconnected multi-use trail that allows bicycles and pedestrians to travel
between Village Cores and Town Centers. Within the Town Center, bike lanes are also provided so
that bicycles do not conflict with the high levels of pedestrian activity anticipated in this urban center.
These 10-foot wide, paved trails run parallel to public roadways and are shown on the cross section of
the adjacent street. (See Exhibits 5.8, 5.12, 5.13, and 5.16)
Regional Trail - The 10-foot wide Regional Trail, which currently terminates on La Media Road in
Village 4, will be extended through Village 8 West along La Media Road. In the Town Center, this
trail will consist of a paved trail that is more consistent with the urban character of the area. (See
Exhibit 5.10.) Outside the Town Center, this trail will transition to a 10-foot wide, decomposed
granite (DG) trail. (See Exhibit 5.11.) A future connection to Village 8 East will be provided at the
easterly edge of the SPA. A second section of Regional Trail will extend along Street A, south of
Otay Valley Road, providing access to the open space areas in the southerly portion of Village 8
West. (See Exhibit 5.15)
Greenbelt Trail- A greenbelt trail will begin at the southerly terminus of Street A, will run parallel
to the proposed utility maintenance road, and ultimately connect to the Salt Creek Trail as part of
the Otay Valley Regional Park system. The greenbelt trail shall conform to the Chula Vista Greenbelt
Master Plan and the Otay Valley Regional Park Concept Plan. (See Exhibit 5.19.)
Sidewalks -All streets include sidewalks, providing connections between destinations including
residential neighborhoods, the Town Center, parks, schools, and rural trails through open space.
Neighborhood Trails- Neighborhoods trails are off-street trails that provide pedestrian connections
between neighborhoods. They typically occur on slopes, at the end of cul-de-sacs, or where other site
conditions do not allow full roadway connections. The intent is to promote walkability by providing
more direct pedestrian connections than would otherwise occur along public roadways. The final
location and alignment of these trails will be determined by the Tentative Map(s) for Planning Areas
N, P, and V. (See Exhibit 5.20)
Parks, paseos, and public pathways - Additional pathways that are not illustrated in Figure 5.4 shall
be provided through parks, the Town Center, and attached residential neighborhoods to provide direct
pedestrian connections between the various planning areas in Village 8 West and to adjacent villages.
The alignment of park pathways will be determined by the individual park site master plan while the
alignment of paseos and other public pathways will be determined by the Landscape Master Plan,
Town Center Master Precise Plan and the site plan(s) individual planning areas.
1.
2.
3.
4.
5.
6.
Circulation & Corridor Design
November 2013 5-9
exhibit 5.4 - Pedestrian Circulation
Legend
Sidewalk
Village Pathway
Regional Trail
Greenbelt Trail1
Neighborhood Trail
Additional Pedestrian Connection2
Potential Transit Stop/Station4
Potential Local Transit Stop4
Notes:
1. Also serves as Service Road (See Section
5.6.13)
2. Actual location and Alignment to be
Determined by Site Plans for each
Planning Area if grades permit.
3. Trail connections should be
accommodated for prior to approval of
the final grading plan.
4. Refer to Exhibit 5.7 for Transit Routes
Otay Ranch Village 8 West SPA
5-10 Draft
5.5.3 Bicycle Circulation network
Bicycles are accommodated as illustrated in Exhibit 5.5 - Bicycle Circulation and as described below:
Village Pathway - The Village Pathway, which currently terminates at the south end of Magdalena
Avenue, has been extended through the SPA; future connections are provided to Village 8 East
via Street B and Village 3 and 4 to the west via Main Street. The Village Pathways in Otay Ranch
are intended to provide an off-street, interconnected multi-use trail that allows bicycles and
pedestrians to travel between Village Cores and Town Centers. Within the Town Center, on-street
bike lanes are also provided so that bicycles do not conflict with the high levels of pedestrian
activity anticipated in this urban center. These 10-foot wide, paved trails run parallel to public
roadways and are shown on the cross section of the adjacent street. (See Exhibits 5.8, 5.12,
5.13, and 5.16.)
Bike Lanes - Main vehicular thoroughfares include dedicated, striped, on-street Class II bike lanes
as shown in the cross section for each roadway. (See Exhibits 5.7-5.16.)
Local Streets - Although no dedicated lanes are provided for bicycles, the traffic volumes on
parkway residential streets will be low enough to accommodate bicycles as well as vehicles.
The alignment of these streets will be determined by the Tentative Map(s) for Planning Areas
N, P, and V. (See Exhibit 5.17)
Park Pathways - Some park pathways may be designed to accommodate bicycles subject to City of
Chula Vista approval. The alignment of these pathways will be determined by the individual park site
master plan.
Greenbelt Trail - A greenbelt trail will begin at the southerly terminus of Street A, will run parallel
to the proposed utility maintenance road, and ultimately connect to the Salt Creek Trail as part
of the Otay Valley Regional Park system. The greenbelt trail shall conform to the Chula Vista
Greenbelt Master Plan and the Otay Valley Regional Park Concept Plan. (See Exhibit 5.19.)
Bicycle facilities shall be designed pursuant to the Chula Vista Bikeway Master Plan except as
described herein
1.
2.
3.
4.
5.
Circulation & Corridor Design
November 2013 5-11
On-street Bike Lane (Class II)
Village Pathway (Off-Street)
Greenbelt Trail
exhibit 5.5 - Bicycle Circulation
Legend
Connect to existing Class 2 Bike Lane
Connect to existing Class 3 Bike Route on Magdalena Ave. and Class 2 facility on Santa Luna Street.
Otay Ranch Village 8 West SPA
5-12 Draft
5.5.4 Transit
Exhibit 5.6 -General Plan Transit illustrates existing and planned transit facilities through the SPA and
surrounding areas. Village 8 West has been designed to be transit ready for future extension of transit service
into the area. n addition to the existing and planned facilities illustrated in Exhibit 5.6 - General Plan Transit,
additional potential transit stops are illustrated in Exhibit 5.7 - SPA Transit. Transit service will be provided by
one or more of the various transit service types described in this section. The final route, type of service, and
timing of service will ultimately be determined by the transit agency. All transit stops shall be designed to be
ADA complaint and shall meet the design criteria of the transit service provider.
A. BUS RAPID TRANSIT
Bus Rapid Transit (BRT) is the highest level of transit service being considered for the Otay Ranch area.
BRT is designed to provide longer distance, higher speed (45-60 mph average), regional trips along high
capacity corridors such as arterial roads and freeways. Standard all stop service can be supplemented with
express service during peak commute hours to provide direct non-stop service between major residential,
employment, and activity centers. BRT combines a series of transit-only lanes with mixed flow lanes that are
shared with normal auto traffic. In mixed flow conditions, BRT vehicles typically receive priority at signalized
intersections. BRT systems include high-quality, rubber-tired, low floor buses that offer speed, comfort, and
amenities with the flexibility of a non-fixed track. Stops are typically spaced 0.5-1 mile apart along arterials
and 4-5 miles apart along highways. BRT has a ridership capacity of 50-80 seated plus standees. Village 8
West has reserved right-of-way in Main Street to accommodate potential Bus Rapid Transit.
B. RAPID BUS
Rapid Bus provides a service level option between BRT and High-Frequency Local Bus service. Rapid Bus also
provides higher speed service (averaging 25 mph) along high volume arterial corridors. Rapid Bus combines
short segments of transit-only lanes with mixed flow lanes that are shared with normal auto traffic. In mixed
flow conditions, rapid bus vehicles typically receive priority at signalized intersections. Rapid Bus can be
upgraded to BRT over time as warranted. Rapid Bus includes high-quality, rubber-tired, low floor buses that
offer speed, comfort, and amenities with the flexibility of a non-fixed track. Stops are typically spaced 0.5-1
mile apart. Rapid Bus has a ridership capacity of 40 seated plus standees. Potential Rapid Bus service could
be accommodated on Main Street.
C. HIGH-FREQUENCY LOCAL BUS
High-Frequency Local Bus provides mid-to-short distance trips between key local activity centers and
neighborhoods. Buses consist of typically standard and single articulated buses with low floor design. High-
Frequency Local Bus integrates with normal auto traffic. Buses travel at speeds up to the posted limit of the
streets they operate on; however, due to the frequent stops, the average speed is approximately 12 mph.
Stops are spaced approximately 1-4 blocks apart. Typical passenger capacity is 37-57 seated plus standees.
Circulation & Corridor Design
November 2013 5-13
exhibit 5.6.A - General Plan Transit
Not to Scale
3/31/2010http://www.mapquest.com/maps?city=Chula+Vista&state=CA&country=US&latitude=32....
805
125
Main St.
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Existing Roadway
Proposed Roadway
Proposed Transit Route Along Existing Roadway
Proposed Transit Route Along Proposed Roadway
Proposed Stop/Station
Proposed Stop with Park and Ride
Legend - Transit Routes
Village 8
West
East Paloma
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Otay Ranch Village 8 West SPA
5-14 Draft
exhibit 5.6.B - SPA Transit
Legend
Reserved Transit Route
Potential Transit
Stop/Station
1/4 Mile Radius
Potential Local
Transit Stop
Circulation & Corridor Design
November 2013 5-15
5.6 STreeT An D TrAIL COrrIDOr STAnDArDS
The following sections provide a detailed description of each proposed public street and trail corridor and its
components. Each section addresses the dimensions, modes of travel, landscaping, and building setbacks.
Any other streets, such as smaller streets that provide internal circulation to planning areas and commercial
projects shall be designed and reviewed as part of the Site Plan and/or Tentative Map for individual
planning areas and shall be subject to City approval and the requirements of the Village 8 West Water
Quality Technical Report (WQTR).
All street sections shown herein are conceptual. Final design shall be determined by the Tentative Map but
may be modified without a SPA amendment at final map.
Otay Ranch Village 8 West SPA
5-16 Draft
5.6.1 eastbound Main Street
Main Street serves as the primary east-west connection through the Town
Center, providing connections to adjacent neighborhoods and State Route 125.
Main Street consists of an urban couplet, an arterial roadway split into two
one-way streets. At the edges of the Town Center, the couplet transitions back to
currently planned conventional reaches of Main Street. Exhibit 5.7 illustrates the
eastbound half of the couplet.
A. GDP Classification: Town Center Arterial
B. General Dimensions
Right-of-Way: 66 feet
Curb-to-Curb: 46 feet
Median: None
C. Building Frontage
R/W Setback: 5 feet minimum
Encroachments: No first story elements below 8 feet;
3 feet maximum for elements 8 feet or
more above sidewalk
D. Modes
Vehicles: 2 travel lanes (1-way, east bound)
Parking: Parallel parking (both sides/south side is a
future transit reserve)
Bike: Class II bike lane (1-way, south side)
Pedestrian: Sidewalks (both sides)
Transit Future transit reserve (south side)
LSVs: Permitted in vehicle travel lanes if speed is
less than 35 mph
E. Landscaping
Intensity: High, Urban
Street Trees: Metrosideros excelsus/New Zealand Christmas
Tree and Koelreuteria bipinnata/Chinese Flame
Tree; Planted in tree wells, spaced 35 feet on center
Accent Trees: See Section 5.7, Accent Trees
Tree Wells: Minimum dimension of 5.5 feet x 5.5 feet; length
may be increased to meet water quality
requirements (See Village 8 West WQTR)
1.
2.
3.
1.
2.
1.
2.
3.
4.
5.
6.
1.
2.
3.
4.
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-17
Street Standards
exhibit 5.7 - eastbound Main Street
Otay Ranch Village 8 West SPA
5-18 Draft
5.6.2 Westbound Main Street
Main Street serves as the primary east-west connection through the Town
Center, providing connections to adjacent neighborhoods and State Route 125.
Main Street consists of an urban couplet, an arterial roadway split into two
one-way streets. At the edges of the Town Center, the couplet transitions back to
currently planned conventional reaches of Main Street. Exhibit 5.8 illustrates the
westbound half of the couplet.
A. GDP Classification: Town Center Arterial
B. General Dimensions
Right-of-Way: 66 feet
Curb-to-Curb: 46 feet
Median: None
C. Building Frontage
R/W Setback: 5 feet minimum south side
6 feet minimum north side
Encroachments: No first story elements below 8 feet; 3 feet
maximum for elements 8 feet or more above
sidewalk; Utilities, outdoor seating, sales, etc. shall
not encroach into the 10-foot Village Pathway
D. Modes
Vehicles: 2 travel lanes (1-way, westbound)
Parking: Parallel parking (both sides/north side is a
future transit reserve)
Bike: Class II bike lane (1-way, north side)
Pedestrian: Sidewalk (south side) / Village Pathway (north side)
Transit Future transit reserve (north side)
LSVs: Permitted in vehicle travel lanes if speed is less
than 35 mph
E. Landscaping
Intensity: High, Urban
Street Trees: Metrosideros excelsus/New Zealand Christmas
Tree and Koelreuteria bipinnata/Chinese Flame
Tree; Planted in tree wells, spaced 35 feet on center
Accent Trees: See Section 5.7, Accent Trees
Tree Wells: Minimum dimension of 5.5 feet x 5.5 feet; length
may be increased to meet water quality
requirements (See Village 8 West WQTR)
1.
2.
3.
1.
2.
1.
2.
3.
4.
5.
6.
1.
2.
3.
4.
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-19
Street Standards
exhibit 5.8 - Westbound Main Street
Westbound
Westbound
Otay Ranch Village 8 West SPA
5-20 Draft
5.6.3 northbound La Media/Otay Valley road
The northbound couplet portion of La Media/Otay Valley Road serves as the
primary north-south connection through the Town Center, providing connections
to adjacent neighborhoods. Within this portion of the SPA, La Media/Otay
Valley Road splits into two one-way streets. At the edges of the Town Center,
the couplet transitions back to existing La Media Road to the North and to the
planned two-way street configuration of Otay Valley Road described in Section
5.6.5. Exhibit 5.9 illustrates the northbound half of this couplet.
A. GDP Classification: Town Center Arterial
B. General Dimensions
Right-of-Way: 63 feet
Curb-to-Curb: 43 feet
Median: None
C. Building Frontage
R/W Setback: 5 feet minimum
Encroachments: No first story elements below 8 feet;
3 feet maximum for elements 8 feet or
more above sidewalk
D. Modes
Vehicles: 2 travel lanes (1 way, northbound)
Parking: 2 parallel parking lanes (1 on each side)
Bike: Class II bike lane (1-way, east side)
Pedestrian: Sidewalk (both sides)
Transit None proposed
LSVs: Permitted in vehicle travel lanes if speed is less
than 35 mph
E. Landscaping
Intensity: High, Urban
Street Trees: Metrosideros excelsus/New Zealand Christmas
Tree; Planted in tree wells, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
Tree Wells: Minimum dimension of 5.5 feet x 5.5 feet; length
may be increased to meet water quality
requirements (See Village 8 West WQTR)
1.
2.
3.
1.
2.
1.
2.
3.
4.
5.
6.
1.
2.
3.
4.
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-21
Street Standards
exhibit 5.9 - northbound Otay Valley road
Otay Ranch Village 8 West SPA
5-22 Draft
5.6.4 Southbound La Media/Otay Valley road
The southbound couplet portion of La Media/Otay Valley Road serves as the
primary north-south connection through the Town Center, providing connections
to adjacent neighborhoods. Within this portion of the SPA, La Media/Otay
Valley Road splits into two one-way streets. At the edges of the Town Center,
the couplet transitions back to existing La Media Road to the north and to the
planned two-way street configuration of Otay Valley Road described in Section
5.6.5. Exhibit 5.10 illustrates the southbound half of this couplet.
A. GDP Classification: Town Center Arterial
B. General Dimensions
Right-of-Way: 63 feet
Curb-to-Curb: 43 feet
Median: None
C. Building Frontage
R/W Setback: 5 feet minimum (east side)
6 feet minimum (west side)
Encroachments: No first story elements below 8 feet; 3 feet
maximum for elements 8 feet or more above
sidewalk; Utilities, outdoor seating, sales, etc. shall
not encroach into the 10-foot Regional Trail.
D. Modes
Vehicles: 2 travel lanes (1-way, south bound)
Parking: 2 parallel parking lanes (on each side)
Bike: Class II bike lane (1-way, west side)
Pedestrian: Sidewalk (east side)
Concrete Regional Trail (west side)
Transit None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than
35 mph
E. Landscaping
Intensity: High, Urban
Street Trees: Metrosideros excelsus/New Zealand Christmas
Tree; Planted in tree wells, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
Tree Wells: Minimum dimension of 5.5 feet x 5.5 feet; length
may be increased to meet water quality
requirements (See Village 8 West WQTR)
1.
2.
3.
1.
2.
1.
2.
3.
4.
5.
6.
1.
2.
3.
4.
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-23
Street Standards
exhibit 5.10 - Southbound Otay Valley road
Southbound
OtayValleyRoad-OneWayCouplet
Otay Ranch Village 8 West SPA
5-24 Draft
5.6.5 Two-Way Otay Valley road
Otay Valley Road serves as the primary north-south connection through the
SPA, providing connections to adjacent villages, State Route 125, and all
neighborhoods in the southern portions of the SPA. The two-way section of
Otay Valley Road occurs south of the Town Center and consists of a divided
two-way arterial roadway. Exhibit 5.11 illustrates this section.
A. GDP Classification: Four Lane Major
B. General Dimensions
Right-of-Way: 94 feet
Curb-to-Curb: 30 feet in each direction
Median: 14 feet
C. Building Frontage
R/W Setback: 13 feet minimum (east side)
18 feet minimum (west side)
75 feet minimum average setback
Encroachments: 5 feet for Outdoor Living Spaces
2 feet for projections
Length of combined encroachments shall not
exceed 50% of the building’s frontage
D. Modes
Vehicles: 4 travel lanes (2 in each direction)
Parking: Emergency parking only
Bike: Class II bike lanes (1 in each direction)
Pedestrian: sidewalk (east side)
D.G. Regional Trail (west side)
Transit None proposed
LSVs: Not permitted
E. Landscaping
Intensity: High
Street Trees: Albizzia julibrissin/Silk Tree; Planted in landscaped
parkways and median, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-25
Street Standards
exhibit 5.11 - Two Way Otay Valley road
OtayValleyRoad-TwoWay
OtayValleyRoad-TwoWay
Otay Ranch Village 8 West SPA
5-26 Draft
5.6.6 Street A (Between eastbound and Westbound Main Street)
Street A provides a secondary north-south connection through the SPA. This
street connects residential neighborhoods in the southern portions of the
SPA to the Town Center. Exhibit 5.12 illustrates this street section between
eastbound and westbound Main Street.
A. GDP Classification: Residential Collector
B. General Dimensions
Right-of-Way: 52 feet
Curb-to-Curb: 32 feet
Median: None
C. Building Frontage
R/W Setback: 6 feet minimum (east side)
5 feet minimum (west side)
Encroachments: No first story elements below 8 feet;
3 feet maximum for elements 8 feet or
more above sidewalk; Encroachments;
Utilities, outdoor seating, sales, etc. shall not
encroach into the 10-foot Village Pathway
D. Modes
Vehicles: 2 travel lanes (1 in each direction)
Parking: No parking
Bike: Class II bike lanes (1 in each direction)
Pedestrian: Sidewalk (west side)
Village Pathway (east side)
Transit: None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than
35 mph
E. Landscaping
Intensity: Medium
Street Trees: Melaleuca linariifolia / Flaxleaf Paperbark;
Planted in tree wells, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Melaleuca linariifolia / Flaxleaf Paperbark
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-27
Street Standards
exhibit 5.12 - Street A (Between eastbound and West bound Main Street)
Otay Ranch Village 8 West SPA
5-28 Draft
5.6.7 Street A (Between Main Street and Street B)
Street A provides a secondary north-south connection through the SPA. This
street connects residential neighborhoods in the southern portions of the SPA to
the Town Center. Exhibit 5.13 illustrates this street section between Main Street
and Street B.
A. GDP Classification: Residential Collector
B. General Dimensions
Right-of-Way: 78 feet
Curb-to-Curb: 58 feet
Median: 10 feet (2-way left turn lane)
C. Building Frontage
R/W Setback: 16 feet minimum (east side)
11 feet minimum (west side)
Encroachments: 5 feet for Outdoor Living Spaces
2 feet for projections
Length of combined encroachments shall not
exceed 50% of the building’s frontage
Encroachments into the Village Pathway are prohibited
D. Modes
Vehicles: 2 travel lanes (1 in each direction)
Parking: Parallel Parking (both sides)
Bike: Class II bike lanes (1 in each direction)
Pedestrian: Sidewalk (west side)
Village Pathway (east side)
Transit: None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than
35 mph
E. Landscaping
Intensity: Medium
Street Trees: Melaleuca linariifolia / Flaxleaf Paperbark;
Planted in tree wells, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Melaleuca linariifolia / Flaxleaf Paperbark
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-29
Street Standards
exhibit 5.13 - Street A (Between Main Street and Street B)
Otay Ranch Village 8 West SPA
5-30 Draft
5.6.8 Street A (Between Street B and Otay Valley rd.)
Street A provides a secondary north-south connection through the SPA. This street
connects residential neighborhoods in the southern portions of the SPA to the
Town Center. Exhibit 5.14 illustrates this street section between Street B and Otay
Valley Road.
A. GDP Classification: Residential Collector
B. General Dimensions
Right-of-Way: 78 feet
Curb-to-Curb: 58 feet
Median: 10 feet (2-way left turn lane)
C. Building Frontage
R/W Setback: 11 feet minimum
Encroachments: 5 feet for Outdoor Living Spaces
2 feet for projections
Length of combined encroachments shall not
exceed 50% of the building’s frontage
D. Modes
Vehicles: 2 travel lanes (1 in each direction)
Parking: Parallel Parking (both sides)
Bike: Class II bike lanes (1 in each direction)
Pedestrian: Sidewalk (both sides)
Transit: None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than
35 mph
E. Landscaping
Intensity: Medium
Street Trees: Melaleuca linariifolia / Flaxleaf Paperbark;
Planted in parkway, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-31
Street Standards
exhibit 5.14 - Street A (Between Street B and Otay Valley road)
Otay Ranch Village 8 West SPA
5-32 Draft
5.6.9 Street A (South of Otay Valley road)
Street A provides a secondary north-south connection through the SPA. This
street connects residential neighborhoods in the southern portions of the SPA to
the Town Center. Exhibit 5.15 illustrates this street section.
A. GDP Classification: Residential Collector
B. General Dimensions
Right-of-Way: 78 feet
Curb-to-Curb: 58 feet
Median: 10 feet (2-way left turn lane)
C. Building Frontage
R/W Setback: 13 feet minimum (west side)
18 feet minimum (east side)
Encroachments: 5 feet for Outdoor Living Spaces
2 feet for projections
Length of combined encroachments shall not
exceed 50% of the building’s frontage
D. Modes
Vehicles: 2 travel lane (1 in each direction)
Parking: Parallel parking lane (both sides)
Bike: Class II bike lanes (both sides)
Pedestrian: Sidewalk (west side)
DG Regional Trail (east side)
Transit: None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than
35 mph
E. Landscaping
Intensity: Medium
Street Trees: Melaleuca linariifolia / Flaxleaf Paperbark;
Planted in parkway, spaced 40’ on center
Accent Trees: See Section 5.7, Accent Trees
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Melaleuca linariifolia / Flaxleaf Paperbark
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-33
Street Standards
exhibit 5.15 - Street A (South of Otay Valley road)
NottoScale LookingNorth
Otay Ranch Village 8 West SPA
5-34 Draft
5.6.10 Street B
Street B provides a secondary connection to Village 8 East. The width of the
street is designed to conform to the proposed street sections of the adjacent
property. Exhibit 5.16 illustrates this section.
A. GDP Classification: Residential Collector
B. General Dimensions
Right-of-Way: 78 feet
Curb-to-Curb: 58 feet
Median: 10 feet (2-way left turn lane)
C. Building Frontage
R/W Setback: 16 feet minimum (south side)
11 feet minimum (north side)
Encroachments: 5 feet for Outdoor Living Spaces
2 feet for projections
Length of combined encroachments shall not
exceed 50% of the building’s frontage
Encroachments into the Village Pathway are
not permitted
D. Modes
Vehicles: 2 travel lanes (1 in each direction)
Parking: Parallel parking lane (both sides)
Bike: Class II bike lanes (both sides)
Pedestrian: Sidewalk (north side)
Village Pathway (south side)
Transit: None proposed
LSVs: Permitted in vehicle travel lanes if speed is less
than 35 mph
E. Landscaping
Intensity: Medium
Street Trees: Lagerstroemia indica/Crape Myrtle;
Planted in tree wells, spaced 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-35
Street Standards
exhibit 5.16 - Street B
Otay Ranch Village 8 West SPA
5-36 Draft
5.6.11 Parkway residential
Parkway residential streets are public streets that occur in the residential
neighborhoods of the T-2 Transect as indicated by the hatch pattern on the key
map. The exact alignment of these streets will be determined by the Tentative
Map(s) for these areas. Parkway residential street patterns shall be designed to
maximize connectivity within individual neighborhoods and promote walkability.
Cul-de-sacs shall be designed to provide pedestrian connections between dead
end streets and adjacent planning areas or open space trails as appropriate to
site conditions. Exhibit 5.17 Illustrates this section. Private residential streets shall
be reviewed as part of the site plan review of individual projects.
A. GDP Classification: Parkway Residential
B. General Dimensions
Right-of-Way: 52 feet
Curb-to-Curb: 32 feet
Median: None
C. Building Frontage
R/W Setback: 18 feet minimum to front of building / 13 feet minimum to side of building
Encroachments: 5 feet for Outdoor Living Spaces / 2 feet for projections
D. Modes
Vehicles: 2 travel lanes (1 in each direction)
Parking: Parallel parking lanes (both sides)
Bike: Shared with vehicle and parking lanes
Pedestrian: Sidewalk (both sides)
Transit None proposed
LSVs: Permitted in vehicle travel lanes if speed is less than 35 mph
E. Landscaping
Intensity: Low
Street Trees: Varies by Parcel (See page 5-38):
- Parcel V: Quercus ilex/Holly Oak
- Parcel P: Lophostemon conefertus/Brisbane Box or Koelreuteria bipinnata/
Chinese Flame Tree
- Parcel N: Koelreuteria bipinnata/Chinese Flame Tree, Geijera parvifolia/
Australian Willow or Jacaranda mimosifolia/ Jacaranda
Planted in Parkway, spaced 1 tree for each building frontage or 40 feet on center
Accent Trees: See Section 5.7, Accent Trees
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Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-37
Street Standards
exhibit 5.17 - Parkway residential
Otay Ranch Village 8 West SPA
5-38 Draft
Parkway residential Trees
Circulation & Corridor Design
November 2013 5-39
5.6.12 Common Lane
Common lanes are private alleyways that occur in the
neighborhoods of any transect to provide access to
rear-loaded garages and parking. The exact location and
alignment of these streets will be determined by the site plans
for individual Planning Areas. Exhibit 5.18 Illustrates this
section.
A. GDP Classification: Alley Street
B. General Dimensions
Right-of-Way: 20 feet
Curb-to-Curb: 20 feet
Median: None
C. Building Frontage
R/W Setback: 5 feet minimum to face
of garage/building
Encroachments: 0 feet first story/
2 feet for second story
D. Modes
Vehicles: 2 travel lanes
(1 in each direction)
Parking: Parallel and perpendicular
parking where appropriate;
Parking shall not encroach
into travel lanes
Bike: None
Pedestrian: None
Transit: None
LSVs: Permitted in vehicle travel lanes
if speed is less than 35 mph
E. Landscaping
Intensity: Low
Street Trees: Varies by planning area (To be determined by the landscape palette for the planning
area); Planted between buildings and other locations where space is available
Accent Trees: Lane landscaping will consist primarily of ground covers, shrubs, and vines to soften
the appearance of the alley (Species to be determined by the landscape palette for
the planning area)
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exhibit 5.18 - Common Lane
Otay Ranch Village 8 West SPA
5-40 Draft
5.6.13 Access road and Greenbelt Trail
At the terminus of Street A and extending to the edge of the SPA boundary,
a dedicated public right-way provides for future access to the Otay Valley
Regional Park (OVRP). As part of this SPA, a greenbelt trail (a multi-use trail for
bicycles, pedestrians, and other non-motorized modes of transportation) will be
constructed within the right-of-way. This trail will function as a dual purpose
maintenance road for the sewer line that connects the SPA to the Salt Creek
Interceptor and as a primary connection from the Village 8 West to the greenbelt/
OVRP trail to the south. Exhibit 5.19 Illustrates the access road/greenbelt trail
section.
A. GDP Classification: Not identified at the GDP level
B. General Dimensions: 12 feet
C Modes
Vehicles: Maintenance and emergency vehicles only
Bike: Yes
Pedestrian: Yes
Transit No
LSVs: No
D. Landscaping: See Chapter 7, Parks and Open Space; Signage shall be designed pursuant to the Chula
Vista Greenbelt Master Plan
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exhibit 5.19 - Greenbelt Trail
Key Map
(N.T.S.)
Circulation & Corridor Design
November 2013 5-41
5.6.14 neighborhood Trail
Neighborhood trails occur along interior slopes, connecting adjacent
planning areas where steep slopes prevent direct roadway connections.
The intent of these trails is to promote walkability by creating shorter
travel distances between neighborhoods, and enjoyable recreational
opportunities separated from vehicles. Topography in this portion of the
SPA requires trails to be relatively narrow and grades to be relatively steep.
While every effort should be made to provide accessibility, designing
portions of these trails to meet handicap accessibility standards is not
feasible. In locations where accessibility standards cannot be achieved,
signage shall be posted notifying the public that these trails are not
accessible. Exhibit 5.20 - Neighborhood Trail Illustrates this trail section.
A. GDP Classification: Not identified at the GDP level
B. General Dimensions: 4 feet minimum
C. Modes
Vehicles: No
Bike: Yes
Pedestrian: Yes
Transit No
LSVs: No
D. Landscaping: See Chapter 7, Parks and Open Space
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exhibit 5.20 - neighborhood Trail
Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
5-42 Draft
5.7 ACCenT TreeS
This section provides photographic examples of the various accent tree species that may be used to
complement the landscape throughout Village 8 West. All accent trees shall be coordinated with the
appropriate City departments and shall comply with the Village 8 West Preserve Edge Plan, the Village 8 West
Fire Protection Plan, and the Model Water Conservation Ordinance.
Circulation & Corridor Design
November 2013 5-43
5.8 TrAFFIC CALMInG
Traffic calming measures promote pedestrian and bicycle safety as well as vehicle safety by controlling the
speed and distribution of vehicles travelling through the SPA. All proposed traffic calming features shall
require City and Fire Department approval prior to installation. Traffic calming measures implemented in
Village 8 West include the following:
A. Intersection Bulb-outs
Intersection bulb-outs are described as intersections where the face of curb is projected into the parking
lane to narrow the through travel way at the intersection. Bulb outs are incorporated into the street
design by replacing parking at the intersection with sidewalk and planting areas as shown in Exhibit 5.21
- Typical Intersection Bulb-outs. This configuration creates a narrowing of the travel way and tighter turning
movements, forcing the driver to slow down. In addition, bulb-outs improve pedestrian visibility and shorten
crossing distances, furthering pedestrian safety. Exhibit 5.22 - Traffic Calming illustrates the conceptual
location of intersection bulb-outs in Village 8 West.
exhibit 5.21 - Typical Intersection Bulb-outs
Otay Ranch Village 8 West SPA
5-44 Draft
exhibit 5.22 - Traffic Calming
Legend
One-way Intersection Bulb-outs
Four-way intersection Bulb-outs
(Note: If dedicated transit lane
is implemented, bulb-out may
be removed within the
transit lane)
Signalized intersection with
potential for extended “walk”
phase for School crossing
Circulation & Corridor Design
November 2013 5-45
B. Urban Couplet
The Town Center Arterials have been designed as urban couplets and extend through the heart of the Town
Center as Main Street and La Media Road. These couplets act as a traffic calming devices by separating the
arterial roadway into two one-way roadways. The two one-way roads that make up the couplet are able
to handle similar volumes of traffic as a traditional two-way arterial; however, the narrower street section
creates a more pedestrian oriented environment, activating the street, and changing the driver’s perception
and comfort level. Furthermore, the couplet has the additional benefit of reducing left turn delays and
creating safer turning movements at each intersection, which benefits automobile drivers, bicyclists,
and pedestrians.
C. Narrow, Multi-Modal Streets
Narrow, multi-modal streets calm traffic by changing the perception of the vehicle driver. Narrow lanes and
the presence of bicycles and buses on the road reduces the comfort level of vehicle drivers, thereby causing
them to drive more slowly and cautiously. This creates a safer environment for all modes of transportation,
including pedestrians, by heightening the driver’s awareness.
D. Multiple Connections
The circulation pattern for Village 8 West is designed with multiple connections to more evenly distribute
traffic, resulting in calmer streets. Multiple connections provide alternate route options, thereby distributing
traffic throughout the network rather than funneling all traffic onto one single roadway. Numerous
intersections also require vehicles to travel more slowly and make frequent stops, thereby calming
traffic further.
E. On-Street Parking
On-street parking contributes to traffic calming by slowing traffic down as drivers search for available parking
spaces and enter or leave on-street parking spaces. On-street parking also contributes to pedestrian safety
and comfort by creating a buffer between moving traffic and pedestrians, reducing the level of perceived noise
on the sidewalk, and reducing the need for alternative parking locations such as surface lots and parking
garages. Finally, on-street parking promotes successful retail businesses and pedestrian activity by providing
convenient and efficient access to parking and allowing multiple users to reach multiple destinations. Areas
with increased activity require drivers to slow down and be more alert of potential conflict with pedestrians.
Otay Ranch Village 8 West SPA
5-46 Draft
F. School Crossing
A signalized intersection will be located at the intersection of Street A and Otay Valley Road, as shown
in Exhibit 5.22 - Traffic Calming, to allow safer pedestrian crossing for school children traveling between
the elementary school and residential neighborhoods south of Otay Valley Road. A signalized intersection
provides for a safer school crossing than an unsignalized crossing. The pedestrian crossing time will be set
based on the width of the intersection and a walking speed of 4 fps. The “Walk” Phase could be set longer
to ensure sufficient time for pedestrians to cross. The signal will allocate time during the cycle to pedestrians
and improve visibility when compared to other traffic control for this intersection. Depending upon how the
school is situated, it is feasible that the crosswalks at the signalized intersection could be painted yellow
indicating a school crossing.
5.9 TrAnSPOrTATIOn DeMAnD MAnAGeMenT (TDM)
Transportation Demand Management (TDM), also called Mobility Management, refers to strategies designed
to improve the efficiency of transportation resources. The primary objectives of TDM include:
Reducing congestion
Conserving of energy and reducing emissions
Promoting health and fitness
Improving accessibility at all economic levels
Improving livability
Providing efficient parking
Increasing safety
Providing affordable transportation
5.9.1 TDM Strategies
The TDM objectives are achieved in Village 8 West through the following strategies:
Reduce trips and Vehicle Miles Traveled (VMTs) through land use planning and streetscape design including:
Mixed-use development that provides a variety retail shops and services within walking distance of
homes and businesses, thereby reducing the need to drive to multiple locations. (See Chapter 3.)
Compact development to support transit, retail, and services. (See Chapter 2 and 3.)
Affordable housing to allow access for all income levels. (See Appendix H.)
Design criteria that result in pedestrian friendly streetscapes to promote walkability. (See
Chapters 3, 4, and this chapter.)
Design a multi-modal transportation system that optimizes joint use of the roadway infrastructure
for all modes of transportation while reducing congestion and improving safety.
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Circulation & Corridor Design
November 2013 5-47
Design a vehicular circulation system with reduced speeds, managed access, one-way streets (an
urban couplet), multiple connections, and intersection improvements that reduce congestion and
minimize traffic conflicts.
Provide infrastructure to support, promote, and prioritize alternative modes including pedestrians,
bicyclists, transit, and low speed vehicles (LSVs).
Implement traffic calming features to improve pedestrian safety, optimize speeds, and reduce
congestion delays.
Provide more accurate and flexible parking standards to maximize parking efficient and reduce the
impact of parking on the pedestrian environment. (See Chapter 3)
Participation in a Transportation Management Association (TMA) to manage parking and provide
transportation services and events.
5.9.2 Transportation Management Association (TMA)
Transportation Management Associations (TMAs) are non-profit, member-controlled organizations that
provide transportation services in a particular area to reduce VMTs and implement other TDM strategies.
TMAs are generally public-private partnerships, consisting primarily of area businesses with local government
support. Funding is typically provided through a CFD or other non-revocable funding mechanism.
Village 8 West will participate in a TMA that could also include Village 9, the University/RTP, other villages, or
a geographically broader area if initiated by the regional transportation agency. The TMA may include both
non-residential and residential properties, increasing membership and access. The TMA would include public-
private partnerships of area businesses to create an institutional framework to provide TMA services. This
arrangement will allow small employers to provide commute trip reduction services and financial incentives
comparable to those offered by large companies. Commercial properties in Village 8 West would be required
to participate in the TMA.
The TMA would provide the following services:
Parking Management
Shared Parking Coordination
Priority Parking for HOVs and other Alternative Modes
Rideshare Matching and Vanpool Coordination
The TMA may also provide the following additional services:
Marketing and Promotion – website, flyers and mailers, maps, contests, community events, kiosks,
improved wayfinding, education programs
Commuter Financial Incentives – parking cash outs, travel allowances, free/discounted transit/tollway
fares, etc.
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Otay Ranch Village 8 West SPA
5-48 Draft
Alternative Work Schedule Support – flextime, compressed work weeks, staggered shifts
Guaranteed Ride Home Services
Shuttle Services
Special Event Transport Management
Telework Support – telecommuting, satellite office/local work center, mobility working, video
conferencing, distance learning, internet shopping/errands
Transportation Access Guides
Wayfinding and Multi-Modal Navigation Tools
Car-share Services
Bicycle Rentals or Loan Services
On-going Coordination with City and/or the regional transportation agency - regarding safety
hazards and code enforcement issues that impact both vehicular and non-vehicular modes
Implementing the Chula Vista Bikeway Master Plan within Village 8 West and other participating
villages in conjunction with local advocacy groups and City staff
5.10 rOADWAy PHASInG
The SPA Plan Public Facilities Financing Plan (PFFP) establishes the circulation phasing plan and identifies the
timing of specific improvements necessary to maintain the levels of services in the City’s threshold standards
in the Growth Management Element of the Chula Vista General Plan. The PFFP also describes the obligations
for the construction, or contributions toward construction, for specific street segments.
The phasing of the circulation plan, including specific access points and internal circulation, bicycle,
pedestrian, and road crossings will be determined by the PFFP. Variations to these concepts may occur where
safety or efficiency can be enhanced.
5.11 rOADWAy MAIn TenA nCe
Other necessary street maintenance, including litter removal, weed/trash abatement, and the repair of
streets, sidewalks, curbs and gutters, shall be provided by the City of Chula Vista and/or other maintenance
entities as determined by the City through its Street Maintenance Program.
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Grading
Chapter 6
6 - Grading
November 2013 6-1
6.1 InTrODUCTIOn
The Land Use and Transportation Element of the Chula Vista General Plan states that the mesas, hilltops, and
gently rolling topography in the Chula Vista area offer the best conditions for development. Steeply sloped
hills and valleys can serve as resources, linking the developed regions and the important natural features in
the area. The goal of the Otay Ranch General Development Plan is to concentrate urban development on the
flatter areas and retain the sensitive natural topographic features.
6.2 GrADI nG reQUIreMenTS
In order to ensure that subsequent grading plans manifest the intent of the City’s policies regarding landform
grading and hillside development, tentative maps, tentative parcel maps, and final grading plans shall be
consistent with the grading design concepts of the Village 8 West Conceptual Grading Plan, and shall adhere
to the grading standards and policies described herein.
Creating attractive slopes adjacent to roadways through
thoughtful grading, retaining wall, and landscape design
Providing graceful transitions between planning
areas, individual lots, and adjacent uses
Otay Ranch Village 8 West SPA
6-2 Draft
6.2.1 Otay ranch General Development Plan
The Otay Ranch General Development Plan also contains specific criteria to guide grading in the overall Otay
Ranch area. Final grading designs implementing the SPA grading concept are required to incorporate the
following:
Grading within the SPA shall be subject to Chapter 15.04-Excavation, Grading and Fills of the Chula
Vista Municipal Code.
Ranch-wide, there shall be preservation of 83% of the existing steep slopes (property that possesses
gradients of 25% or greater pursuant to RMP Phase II).
Geotechnical investigations shall be provided with each SPA plan.
Grading within each village is intended to minimize earthmoving distances and to facilitate phased
grading.
Naturalized buffering shall be provided as a transition between development and significant existing
landforms.
Manufactured slope faces over 25 feet in height shall be varied to avoid excessive “flat planned”
surfaces.
Variable slope ratios not exceeding 2:1 should be utilized when developing grading plans.
To complement landform grading, landform planting techniques will be utilized. As in a natural
setting, major elements of the landscape are concentrated largely in the concave “drainages,”
while convex portions are planted primarily with ground cover and minor materials.
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Grading
November 2013 6-3
6.2.2 Otay ranch Overall Design Plan
The Otay Ranch Overall Design Plan provides additional guidelines for grading within the project area:
When grading in any of the defined scenic corridors, contours shall be carefully modulated and
softened to blend with existing natural slopes to create a more natural and irregular appearance.
Excessively long, uniform slopes shall be avoided.
Contours should be rounded and blended without sharp or unnatural corners where cut or fill slopes
intersect a natural canyon or slope.
Transitions between new cut and fill slopes and natural slopes should be made by rolling the top or
bottom of the new slope to integrate the two conditions.
When grading for development or where roadways intersect a natural slope without cut or fill slopes
(daylight condition), a rounded top or bottom of the slope should be retained to blend the natural
slope with the building pad or road.
Create road alignments to meet the natural contours with minimal grading and blending of cut/fill
slope with natural topography is required.
When feasible, divided roads may be split vertically to soften the impact of grading and to maximize
potential scenic views.
Landscape graded slopes with native and indigenous plant materials to blend with existing planting
when adjacent to new landscaping.
The Otay Ranch Phase 2 Resource Management Plan establishes a system to ensure that 83% of steep
slopes are preserved ranch-wide. According to the Phase 2 Resource Management Plan, application of the
83% preservation standard for existing steep slopes (slope gradient of 25% or greater pursuant to RMP
Phase 2) means that 6,350 acres of steep slopes must be preserved ranch-wide and 1,301 acres of steep
slopes may be developed.
6.2.3 Steep Slope Analysis
The GDP and RMP establish a Ranch-wide standard for landform modification that 83 percent of steep slopes
(slopes with gradients of 25 percent or greater) shall be preserved within the Otay Ranch. Development of
the Village 8 West SPA Plan would impact approximately 29 acres of steep slopes within the Otay Valley
Parcel. Future build-out projections for the Otay Valley, Proctor Valley, and San Ysidro Parcels estimate that
an additional 1,149-acres of steep slopes will be impacted Ranch-wide including the 29 acres within Village
8 West. Combined with existing steep slope impacts (i.e., 255 acres), Ranch-wide impacts are estimated
at 1,403 acres. Exhibit 6.1 and Table 6.1 provide a summary of the projected Ranch-wide impacts to steep
slopes at build-out.
1.
2.
3.
4.
5.
6.
7.
8.
Otay Ranch Village 8 West SPA
6-4 Draft
Table 6.1- Otay ranch Steep Slope Impacts
Parcel Existing Steep Slopes (Slope Gradient ≥ 25%)
Steep Slope Impacts(City of Chula Vista)
Projected Steep Slope Impacts (County of San Diego)
Otay Valley Parcel
Approved SPA Plans: Villages 1
and 1 West, 2, 4 (Park Portion),
5, 6, 7, 11, and Planning Area
12 (Eastern Urban Center and
Freeway Commercial)
350.7 254.6 -
Remaining SPA Plans: Village 3,
4 (Remainder), 8 West, 8 East,
9, 10, University, and Planning
Area 18
371.5 282.3(1)-
Proctor Valley
Remaining SPA Plans: Village 13,
14, 16, and 19 486.3 -378.3
San Ysidro Mountains
Remaining SPA Plans: Villages 15
and 17 560.1 -488.0
Outside Development Areas 8,052.7 N/A N/A
Ranch-wide Totals 9,821.3 1,403.2
Notes: Slope impacts are based on best available data including currently proposed projects (SPA Plans/Tentative
Maps) and current GDP/SRP development areas. Excludes acreages associated with Wildlife Agency conservation
acquisitions that would no longer be developable: (a) 108 acres within Proctor Valley, and (b) 72.1 acres within San
Ysidro Mountains. Assumes development will impact 100% of steep slopes (slope gradient ≥ 25%) within current
GDP/SRP development areas.
Based on these results, future impacts to steep slopes would exceed the 1993 Otay Ranch GDP/RMP estimate
of 1,301 acres (based on 83 percent of the originally estimated 7,651 acres of steep slopes Ranch-wide).
As previously discussed however, deviations from the RMP are permissible provided the project’s actual
impact to steep slopes will not preclude subsequent entitlements from achieving the Ranch-wide preservation
standard. In consideration of this, a current assessment of steep slopes using current, detailed topographic
information and surveys indicates a total of 9,821 acres of steep slopes exist Ranch-wide. Applying the GDP/
RMP requirement for 83 percent steep slope preservation equates to 1,670 acres that could be impacted.
As shown in Table 6.1, current and projected impacts to steep slopes could amount to 1,403 acres, which
is within the RMP allowances. The 1,403 acres impacted equates to approximately 86 percent preservation.
Actual impacts to steep slopes may be less than projected as this analysis conservatively assumes that 100-
percent of steep slopes within current GDP development areas would be affected.
exhibit 6.1 - Steep Slope Analysis
Grading
November 2013 6-5
Otay Ranch Village 8 West SPA
6-6 Draft
6.3 GrADI nG COnCePT
Exhibit 6.2 - Conceptual Grading Plan provides a preliminary grading concept identifying major slope
locations, both on and off-site, required to implement the Village 8 SPA. Grading limits cannot extend
outside the areas shown on the grading plan without further environmental study. The preliminary grading
design is illustrated on the Conceptual Grading Plan. The grading concept is based on the following objectives:
Create efficient man-made landforms that visually respond to natural terrain characteristics
by including slope gradients that vary along the length of the slope and slopes that undulate
horizontally (curvilinear).
Avoid slopes in excess of 2:1 gradient and slopes that do not utilize landform grading in areas that
are clearly visible to the public where practical.
Create and maintain on- and off-site views in areas where grading will not cause adverse visual,
public safety, and environmental impacts.
When significant land forms are modified for project implementation, round the land form as much
as possible to blend into the natural grade.
With the approval of the City Engineer, round the tops and toes of slopes to blend with adjacent
topography. When slopes cannot be rounded, utilize vegetation to alleviate sharp
angular appearances.
Create smooth transitions between the SPA and surrounding properties and the existing City of San
Diego Reservoir.
Create an area with minimal topographic variation for the Town Center that will accommodate
mixed-use, community purpose facility, schools, parks, and multi-family residential development.
Create usable areas that provide for a variety of residential housing types.
Minimize, where feasible, impacts to sensitive areas adjacent to Wolf Canyon and the Otay River Valley.
Create usable park areas acceptable to the City of Chula Vista.
6.4 GrADI nG PrACTICeS
Preliminary soils and geotechnical reports have been prepared for Village 8 West and have identified the
site as being suitable for development. The proposed raw grading quantity for the Village 8 West project
is approximately 4,770,000 cubic yards of balanced cut and fill material. This raw quantity is exclusive of
remedial measures that may be required by the soils engineer. Actual quantities will be based on more
detailed engineering at the tentative map, grading plan, and final map stages. Exhibit 6.3 - Cut and Fill Map
illustrates the estimated locations of cut and fill. At no time shall disturbed soil area of the project site be
more than 100 acres for an individual grading permit or a combination of grading permits under associated
Tentative Map unless approved by the City Engineer on a case-by-case basis.
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10.
2:1
4:1Avg
4:1Avg
2:1
2.3:1Avg
2.5:1Avg
2:1 2:1
4:1Avg
4:1Avg 2:1
3:1Avg
Existing Contour
Proposed Contour
Slope Ratio Range
Daylight Line (Limit of Grading)
Legend
3:1
Note: See also section
5.5.2(6) regarding
provision of additional trail
connections.
Grading
November 2013 6-7
exhibit 6.2 - Conceptual Grading Plan
Cut
Fill
Daylight Line (Limit of Grading)
Legend
Otay Ranch Village 8 West SPA
6-8 Draft
exhibit 6.3 - Cut and Fill Map
Cut
Fill
Daylight Line (Limit of Grading)
Legend
Grading
November 2013 6-9
6.4.1 Landform Grading
Prior to approval of grading plans, the applicant shall prepare grading and building plans in accordance with
the Otay Ranch GDP, the General Plan and Grading Ordinance #1797, CVMC 15.04, which includes slope
rounding and blending standards. The plans shall be prepared to the satisfaction of the Development Services
Director and the City Engineer. These plans and guidelines shall provide the following that serve to reduce
the aesthetic impacts:
Grading concepts that ensure manufactured slopes that are contoured, blend with, and mimic
adjacent slopes.
Landscape designs that conform to Section 4.7.6, Manufactures Slope Landscaping
6.4.2 erosion Control
Based on actual conditions at the time of construction, control measures such as berms, interceptor ditches,
and vegetation will be used to minimize erosion and protect nearby open spaces and watersheds. All control
measures will be consistent with best management practices and shall be subject to all applicable federal,
state, and local regulations.
Based on actual field conditions, the erosion potential of slopes will be reduced with erosion control measures
such as the following:
A. Construction Measures
Schedule construction activities to reduce the amount and duration of soils exposed to wind, rain,
runoff, vehicle tracking.
Preserve existing vegetation to the maximum extent practicable.
Apply hydraulic mulch, hydroseed, soil binders, straw mulch, geotextiles, or wood mulch to disturbed
soils until permanent stabilization measures can be implemented.
Create temporary earthen dikes and swales to divert runoff from stabilized and disturbed areas.
All grading and/or construction activities shall be conducted in accordance with the required mitigation
measures outlined in the EIR and associated Mitigation, Monitoring, and Reporting Program prepared
for Village 8 West,
1.
2.
1.
2.
3.
4.
5.
Otay Ranch Village 8 West SPA
6-10 Draft
B. Permanent Measures
Install berms at the tops of all slopes.
Include concrete brow ditches in slope design.
Provide energy dissipation devices at storm drain outlet points.
Landscape slopes and irrigate appropriately to minimize runoff.
Erosion control will be in accordance with best management practices. Project grading permits will provide
assurances acceptable to the City Engineer that landscaped slopes will have adequate maintenance to ensure
continued viability of landscaping. Generally, except for private lots, slopes which exceed ten feet in height will
be maintained by a homeowners’ or property owners’ association or a Landscape Maintenance District (LMD).
6.5 SLOPe MAInTenAnCe
All slopes within Village 8 West shall be maintained to improve the appearance of the community, ensure the
long-term stability of man-made slopes, and allow for the continued viability of landscaping as specified by
the project’s grading permits. Slopes shall be maintained by various entities as follows:
Private lots - Private Property Owner.
Publicly owned lands with slopes exceeding 10 feet in height - Homeowner’s Association, Property
Owner’s Association, Landscape Lighting Maintenance District (LLMD), or a landscape maintenance
Community Facilities District (CFD).
Publicly owned lands with slopes 10 feet in height or less - City of Chula Vista Community Facilities
District (CFD).
6.6 GrADI nG reVI eW
Tentative maps, tentative parcel maps, and grading plans will require conformance with the grading concepts
and requirements contained in this SPA, and to all applicable City policies and ordinances.
Prior to grading plan approval by the City Engineer, all grading will be subject to the requirements of the
Chula Vista Municipal Code, Grading Ordinance No. 1797, Storm Water Management and Discharge Control
Ordinance No 2854, the City of Chula Vista Subdivision Manual, Design and Construction Standards of the
City of Chula Vista, San Diego Area Regional Standard Drawings, and Standard Specifications for Public
Works Construction.
Prior to issuance of any land development permits including clearing, grubbing, and/or grading, the project
proponent shall also comply with applicable mitigation measures outlined in the EIR and the associated
Mitigation and Monitoring Report Program prepared for Village 8 West.
1.
2.
3.
4.
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2.
3.
Parks & Open Space
Chapter 7
Parks & Open Space
November 2013 7-1
7.1 InTrODUCTIOn
This chapter serves as the Parks, Recreation, and Open Space Master Plan required by the Otay Ranch GDP.
The Parks, Recreation, and Open Space Master Plan designates a variety of parks and open spaces throughout
the SPA. This plan implements the goals, objectives, policies and implementation measures of the GDP and
the Draft City of Chula Vista Parks and Recreation Master Plan (Anticipated approval in 2013). This network
of parks and open spaces shall define the community’s character and provide a variety of active and passive
recreational opportunities while raising the quality of life for both residents and visitors. Trails linking these
parks and open space areas are discussed in Chapter 5, Circulation and Corridor Design.
The City of Chula Vista requires a variety of parks, recreational uses, and open spaces to preserve natural
resources and meet the social and recreational needs of the community. Permitted uses for each park and open
space area are discussed in Chapter 3, Development Code. Open space areas are identified by the T-1 Transect
and are subject to the zone requirements for T-1: Open Space Preserve (OP) and T-1: Open Space (OS).
Exhibit 7.1 - Designated Parks and Open Space identifies and tabulates each park and open space area within
the Village 8 West SPA. This section also describes in detail the requirements for parks, open space, and slopes
and how these requirements have been met through this SPA plan. Additional information regarding the
appropriate amenities, landscaping requirements, and other design considerations for each type of park and
open space are also provided in the following sections.
Creating social spaces for the people,
families, and the community to gather
Providing places for children to play and
facilities for people to recreate
7- Parks & Open Space
Otay Ranch Village 8 West SPA
7-2 Draft
exhibit 7.1 - Designated Parks, Trails & Open Space
Trails
Sidewalk
Village Pathway
Regional Trail
Greenbelt Trail
Neighborhood Trail
Additional Pedestrian Connections
Potential Transit Stop/Station
Classification Planning
Area
Gross
Acres
Preserve (MSCP)Y 15.6
Perimeter Slopes OS-1 23.5
Interior Slopes Varies *
* Note: Interior slopes to be determined by final grading plan
Open Space
Classification Planning
Area
Gross
Acres
Eligible
Acres
Community
Park A 17.4 16.6
Neighborhood
Park T 7.5 7.5
Town Squares G 3.0 3.0
Total Parks 27.9 27.1
Parks
Parks & Open Space
November 2013 7-3
7.2 OPen SPACe
In accordance with the Otay Ranch Resource Management Plan (RMP), the development of each Otay Ranch
Village requires an open space (OS) contribution to the Otay Ranch Preserve. This requirements is equal to
1.188 acres of open space conveyance per one acre of development less the acreage of “common use lands,”
i.e. local schools, parks, arterial roads, and other lands designated as public use areas. At 1.188 acres of
conveyance per developed acre, the anticipated conveyance obligation for Village 8 West is approximately
232.7 gross acres as shown in Table 7.1 - Open Space Conveyance Obligation. This acreage is an estimate
only; actual acreages shall be determined at the time of final map.
Table 7.1 - Open Space Conveyance Obligation
Development Gross Acreage
Total SPA 300.3
Common Uses not calculated as part of the conveyance obligation:
Schools - 31.6
Parks (Eligible Acres) - 27.91
Preserve Area - 15.6
Arterial Roadway Rights-of-Way - 30.1
Total Common Uses - 104.4
Total Developable Land Area (Total SPA minus common uses) 195.9
Per Acreage Conveyance x 1.188
estimated Total Conveyance Acreage 232.7*
*note: Actual acreage to be determined by the rMP
Approximately 15.6 acres of open space conveyance obligation (Parcel Y) is provided on-site and will be
conveyed into the MSCP Preserve. The remaining open space obligation will be fulfilled in accordance with
the RMP requirements prior to Final Map recordation. Section 7.2.1, Open Space Preserve, provides design
standards for open space preserve areas within the SPA.
An additional 23.5 acres of open space is provided as perimeter slope (OS-1). Of this total, 10.4 acres consist
of the Preserve Edge. The actual location of perimeter slopes, internal slopes, and the Preserve Edge will be
determined by the tentative map or final map(s).
Otay Ranch Village 8 West SPA
7-4 Draft
7.2.1 Open Space Preserve
Open Space Preserve includes all land designated as T-1: OP, which will
be dedicated to the Multiple Species Conservation Plan (MSCP) Preserve
as part of the Otay Valley Regional Park. Land use and design of these
areas is regulated by the MSCP Subarea Plan, the Resource Management
Plan (RMP), and the Greenbelt Master Plan as discussed in Chapter 3,
Development Code. These areas are intended to remain unimproved with
any uses highly restricted. Vegetation will consist of native plants that
already occur on site. The Preserve Owner/Manager (POM) is responsible for
overseeing the day-to-day and long range preserve management activities
within the MSCP Preserve in accordance with the Otay Ranch Resource
Management Plan (RMP).
Planning Area Gross Acres
Y 15.6
Total 15.6
Appropriate Amenities & Facilities
Only under limited circumstances may certain amenities and facilities, as determined by the City to be
compatible with the goals and objectives of the City’s MSCP Subarea Plan and Otay Ranch RMP, be
permitted within the preserve. Any proposed amenities or facilities within the Preserve shall be subject
to the prior review and approval of the Development Services Director.
Key Map
(N.T.S.)
Parks & Open Space
November 2013 7-5
7.2.2 Perimeter Slopes
Perimeter slopes refer to the slopes that occur at the edges of
development within the SPA. The portions of these slopes that are located
within 100 feet of the MSCP Preserve are part of the Preserve Edge and
shall be subject to the requirements of Appendix D - The Village 8 West
Preserve Edge Plan. The intent of the Preserve Edge is to create a buffer
zone between proposed development and the Otay Ranch Preserve,
thereby protecting the Preserve from human activity and non-native
species. This area also includes dedicated right-of-way for a future access
road to Otay Valley Regional Park and the Greenbelt trail (See Section
5.6.13.) Perimeter slopes shall be subject to the following requirements:
Planning Area Gross Acres
OS-1 23.5
Total 23.5
A. Appropriate Amenities & Facilities
Trails and supporting uses such as benches and signage; see Section 5.6.13 for greenbelt
trail standards
No structures other than walls and fences are permitted; All walls and fences shall be built
and landscaped to minimize visual impacts to the Preserve, Otay Valley Regional Park,
public rights-of-way, and views to open space
Amenities and facilities within the Preserve Edge shall be restricted to types that are least
likely to impact adjacent biological resources as further described in the Village 8 West
Preserve Edge Plan (Appendix D)
B. Landscaping
The plant list contained in the “Wildland/Urban Interface: Fuel Modification Standards”
Appendix L of the City’s MSCP Subarea Plan must be reviewed and utilized to the
maximum extent practicable
Within the Preserve Edge, plants shall consist of those specified within Appendix D - The
Village 8 West Preserve Edge Plan
Plants shall have an informal character consistent with neighboring planning areas
Planting techniques such as clustering of trees and shrubs shall be used to screen or break-
up large slope areas
Native and drought tolerant species preferred
Turf shall not be permitted
1.
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3.
1.
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3.
4.
5.
6.
Key Map
(N.T.S.)
Otay Ranch Village 8 West SPA
7-6 Draft
See Section 8.2.4, Landscaping Water Conservation Ordinance
Landscaping shall be designed to minimize erosion, stabilize slopes, and provide a buffer between
development and the MSCP
Grading techniques shall conform with the requirement of Chapter 6 - Grading
See Exhibit 7.2 - Perimeter Slope Tree Palette
C. Paving and Surfaces
All grading of trails shall meet the requirements set forth in Chapter 6 - Grading
Trails shall be constructed of decomposed granite; asphalt concrete may be used where appropriate
Trails shall be designed in accordance with Section 5.6.13 and Section 5.6.14
D. Lighting
Lighting shall be limited to pathways and trails as required for safety
Lighting shall be designed to minimize impacts to nearby residential neighborhoods and open space
Neighborhood trails are not required to provide lighting except as determined by the Development
Services Director
7.
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3.
Parks & Open Space
November 2013 7-7
exhibit 7.2 - Perimeter Slope Tree Palette
Otay Ranch Village 8 West SPA
7-8 Draft
7.2.3 Interior Slopes
Interior Slopes refers to the manufactured slopes that occur at the edge
of roadways, between planning areas, and adjacent to the reservoir.
Although some slopes have been identified in this plan, the actual
location and design of these slopes will be determined by future tentative
map(s) and/or final map(s) for individual planning areas. Regardless of
zone, all interior slopes shall be subject to the following requirements:
Planning Area Gross Acres
Varies TBD
Total TBD
A. Appropriate Amenities & Facilities
Trails and supporting uses such as benches and signage
No structures other than walls and fences are permitted
B. Landscaping
Plants shall have an informal character consistent with neighboring planning areas (See Exhibit 7.3-
Interior Slope Tree Palette)
Planting techniques such as clustering of trees and shrubs shall be used to screen or break-up large
slope areas.
Native and drought tolerant species are preferred
Turf shall not be permitted
Landscaping shall be designed to minimize erosion and stabilize slopes
Grading techniques shall conform with the requirement of Chapter 6 , Grading
See Exhibit 7.3 - Interior Slope Tree Palette
See Section 8.2.4, Landscaping Water Conservation Ordinance
Please also refer to Section 4.7.6, Manufactured Slope Landscaping
C. Paving and Surfaces
All grading of trails shall meet the requirements set forth in Chapter 6, Grading
Trails shall be constructed of decomposed granite; asphalt concrete may be used where appropriate
D. Lighting
Lighting shall be limited to pathways and trails as required for safety
Lighting shall be designed to minimize impacts to nearby residential neighborhoods
Neighborhood trails are not required to provide lighting except as determined by the Development
Services Director
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Key Map
(N.T.S.)
Parks & Open Space
November 2013 7-9
exhibit 7.3 - Interior Slope Tree Palette
Otay Ranch Village 8 West SPA
7-10 Draft
7.3 PArkS
According to the GDP and the Quimby Act, Village 8 West is obliged to provide 3 acres of parkland for every
1000 residents. Based on a Village 8 West projected resident population of 5755 persons (2.58 pph for multi-
family and 3.33 pph for single family), approximately 17.3 acres of parkland is required by the GDP. See Table
7.2 - GDP Park Obligation below.
Table 7.2 - GDP Park Obligation
Number of Units Persons per Household (pph)Population (Pop)Required Acreage (3 acres/1000 pop)
1429 MF 2.58 3687 11.1
621 SF 3.30 2049 6.1
2050 Units 5737 17.2
According to the City of Chula Vista Municipal Code (CVMC) Chapter 17.10, the method used to calculate
the amount of actual required park space is 460 square feet developed park land per each single family
unit and 341 square feet per each multi-family unit. According to this method, Village 8 West is obligated to
provide approximately 17.8 acres of parkland. See Table 7.3 -CVMC Park Obligation below.
Table 7.3 - CVMC Park Obligation
Number of Units Park Coefficient (Square Feet)Required Acreage
1429 MF 341 11.2
621 SF 460 6.6
2050 Units 17.8
Parks & Open Space
November 2013 7-11
In Village 8 West, park obligations are met through the provision of community parks, neighborhood parks
and town squares. The Village 8 West plan provides 16.6 eligible acres of land that will be added to the Otay
Ranch Community Park, 7.5 eligible acres as a Neighborhood Park, and 3 eligible acres as a Town Square
in the Town Center for a total of 27.1 eligible acres of parkland as shown in Table 7.4 - Village 8 West Park
Summary. Actual park acreage requirements will be based on the number of residential units (and projected
population) approved on all Village 8 West final maps.
Table 7.4 - Village 8 West Parks Summary
Park Type Planning Area Gross Acres Eligible Acres
Community Park A 17.4 16.6*
neighborhood Park T 7.5 7.5
Town Square G 3.0 3.0
Total Parks 27.9 27.1
* Note: Includes 3-acre City of San Diego easement to be vacated.
The total park acres provided exceeds the park obligation for Village 8 West. This excess acreage shall
be applied to meeting the park obligation of the Village 9 SPA. In concert with the Park Land Dedication
Ordinance (CVMC 17.10), the City of Chula Vista Parks and Recreation Master Plan (PRMP) recognizes the
practice of aggregating park acreage obligation from various development areas to create and site community
parks (typically 30 acres and larger in size). The PRMP establishes goals for the creation of a comprehensive
parks and recreation system that meets the needs of the public by effectively distributing park types and
associated recreation facilities and programs throughout the City. Consistent with PRMP, the Otay Ranch
General Development Plan identifies a large-scale Otay Ranch Community Park within the western sector
of the Otay Ranch Otay Valley Parcel. Partially located within Villages 2, 4, and 8 West, the Otay Ranch
community park represents the aggregation of park obligation from area Villages. The portion of the future
community park currently located within Village 8 West represents aggregated park acreage obligation from
Village 8 West and Village 9 and it is the intent of the Village 8 SPA to obligate the dedication of such park
acreage (approximately 9.3 acres) from Village 8 West to satisfy a portion of Village 9’s park obligation as
needed.
Phasing of park facilities, ownership, and maintenance responsibility will be determined by the Public Facilities
Financing Plan (PFFP). Actual facilities and amenities within each park will be determined as part of the
individual park site master plan process.
Otay Ranch Village 8 West SPA
7-12 Draft
7.3.1 Community Park
The Community Park will be a gathering place for residents of Village 8
West and surrounding villages This park will provide amenities that bring the
community together, such as athletic fields (lighted), recreation facilities, and
group picnic areas. The Community Park shall be required to comply with
referenced City policy documents including, but not limited to, the Chula Vista
Parks Master Plan, Parks Facility Master Plan and the Public Facilities Finance
Plan.Planning Area Gross Acres Eligible Acres
A 17.4 16.6
A. Appropriate Amenities & Facilities
Age-appropriate play equipment
Seating areas
Athletic Fields (Lighted)
Sport Courts (Lighted)
Group Picnic Areas
Open play areas
Gardens
Trails
Recreation complex or other central park feature
Restrooms
Parking (required spaces to be determined during the review of the park site Master Plan)
Utilize site planning, walls, berms, landscaping, and other techniques to minimize noise impacts
B. Landscaping
Landscaping ranges from formal to informal based upon location and the use of the space
Landscaping of parks shall include some larger trees capable of providing shade for park users
Character shall be consistent with the Town Center
Turf shall be limited to areas anticipated for active recreation such as play fields and informal play areas in order to
reduce the demand for water
Drought tolerant species are preferred
See Section 7.3.4, Park Tree Planting Palette
See Section 8.2.4, Landscaping Water Conservation Ordinance
See Appendix D, Preservation Edge Plan
C. Paving and Surfaces
Major pathways through the park shall provide ADA accessible routes
Minor pathways shall be constructed of stable, pervious materials
D. Lighting
Lighting shall occur at activity areas, parking lots, and along major pathways
Lighting shall be designed to minimize light spillage onto neighboring properties
Lighting shall be designed in conformance with Appendix D, Preserve Edge Plan, where required
1.
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Key Map
(N.T.S.)
Parks & Open Space
November 2013 7-13
Park and Open Space Standards
exhibit 7.4 - Community Park Conceptual Plan
* Note: Site Plan is for conceptual purposes only. Actual
Plan to be determined by the individual park site master
plan in accordance with the Chula Vista Landscape
Manual
Otay Ranch Village 8 West SPA
7-14 Draft
Planning Area Gross Acres Eligible Acres
T 7.5 7.5
A. Appropriate Amenities & Facilities
Age-appropriate play equipment
Seating areas
Athletic Fields
Sport Courts (Lighted)
Group Picnic Areas
Open play areas
Gardens
Restrooms
Parking (required spaces to be determined during the review of the park site Master Plan)
B. Landscaping
Landscaping shall consist of informal clusters or trees and shrubs
Landscaping of parks shall include some larger trees capable of providing shade for park users
Turf shall be limited to areas anticipated for active recreation such as play fields and informal play areas to
reduce the demand for water
Drought tolerant species are preferred
See Section 7.3.4, Park Tree Planting Palette
See Section 8.2.4, Landscaping Water Conservation Ordinance
C. Paving and Surfaces
Major pathways through the park shall provide ADA accessible routes
Minor pathways shall be constructed of stable, pervious materials
D. Lighting
Lighting shall occur at activity areas, parking lots, and along major pathways
Lighting shall be designed to minimize light spillage onto neighboring properties
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9.
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7.3.2 neighborhood Park
The Neighborhood Park is a medium sized park that provides active and
passive recreation for the surrounding neighborhood and includes amenities
such as small scale multi-purpose play fields, sport courts (lighted), age-
appropriate playgrounds, and picnic areas in compliance with referenced City
policy documents including, but not limited to, the Chula Vista Parks Master
Plan, Parks Facility Master Plan and the Public Facilities Finance Plan.
Key Map
(N.T.S.)
Parks & Open Space
November 2013 7-15
Park and Open Space Standards
exhibit 7.5 - neighborhood Park Conceptual Plan
Exhibit7.5-TypicalNeighborhoodParkConceptualPlan
*Note:SitePlanisforconceptualpurposesonly.ActualPlantobedeterminedbyparksitemasterplanprocess.
* Note: Site Plan is for conceptual purposes only. Actual Plan
to be determined by the individual park site master plan in
accordance with the Chula Vista Landscape Manual
Exhibit7.5-TypicalNeighborhoodParkConceptualPlan
*Note:SitePlanisforconceptualpurposesonly.ActualPlantobedeterminedbyparksitemasterplanprocess.
Exhibit7.5-TypicalNeighborhoodParkConceptualPlan
*Note:SitePlanisforconceptualpurposesonly.ActualPlantobedeterminedbyparksitemasterplanprocess.
Otay Ranch Village 8 West SPA
7-16 Draft
7.3.3 Town Square
A Town Square is a small plaza or open space located within a high-density
area. This space provides relief from the urban fabric. The Village 8 West
Town Square serves as a central gathering place and consists of flexible
spaces that can be used for multiple functions such as farmer’s markets, art
shows, and other events. The Town Square may also include gardens and
urban spaces for quiet reflection.
Planning Area Gross Acres Eligible Acres
G 3.0 3.0
A. Appropriate Amenities & Facilities
Age-appropriate play ground
Seating area
Small picnic area
Flex-space
Public Plaza
Water feature, statue, or other focal point feature
Open play area
B. Landscaping
Landscaping shall have a more formal character consistent
with an urban environment
Landscaping of parks shall include some larger trees capable
of providing shade for park users
Shrub heights shall be limited to maximize visibility
Turf shall be limited to reduce water demand
Drought tolerant species are preferred
See Section 7.3.4, Park Tree Planting Palette
See Section 8.2.4, Landscaping Water Conservation
Ordinance
C. Paving and Surfaces
Pathways and plaza areas shall be concrete or other hard
surface consistent with an urban character
Decorative paving is encouraged to define gathering spaces
and other special spaces
D. Lighting
Lighting shall occur at all major activity areas and along
major pathways for nighttime safety
Lighting shall be designed to minimize light spillage onto
neighboring properties
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exhibit 7.6 - Town Square
Conceptual Plan
* Note: Site Plan is for conceptual purposes only.
Exhibit7.5-TypicalNeighborhoodParkConceptualPlan
*Note:SitePlanisforconceptualpurposesonly.ActualPlantobedeterminedbyparksitemasterplanprocess.
Key Map
(N.T.S.)
Parks & Open Space
November 2013 7-17
Park and Open Space Standards
exhibit 7.6 - Town Square
Conceptual Plan
7.3.4 Park Tree Planting Palette
Exhibit 7.7 - Park Tree Planting Palette provides a palette of trees for parks throughout the SPA
exhibit 7.7 - Park Tree Planting Palette
Otay Ranch Village 8 West SPA
7-18 Draft
exhibit 7.7 - Park Tree Planting Palette (Continued)
Public Utilities
& Services
Chapter 8
Public Utilities & Services
November 2013 8-1
8 - Public Utilities & Services
8.1 InTrODUCTIOn
The public utilities and services chapter provides a brief summary of the utility systems and public services
necessary to support new development within Village 8 West. The Public Facilities Finance Plan (PFFP) and
Utility Master Plans provide more detailed explanations of these backbone facilities and assign responsibilities
for construction and financing.
Public utility systems, facilities, and services have been designed based upon the projected land uses and
intensity of development proposed within the SPA and surrounding areas. Facilities are sized according to
estimated demands and necessary distribution. The design and phasing of facilities may be modified during
the tentative map and final map process with the City’s approval in order to reflect the actual number of units,
corresponding population projections, and construction phasing.
8.2 WATer SUPPLy AnD MASTer PLAn
Water service and facilities for the SPA are addressed in the Final Overview of Water Service for Otay Ranch
Village 8 prepared by Dexter Wilson Engineering, Inc, November 2010. In accordance with the GDP and SPA
requirements, the water plan demonstrates compliance with state and local agency requirements and the
ability to serve the SPA. A summary of key points related to water service are provided below.
8.2.1 Water Supply
Senate Bill 610 principally applies to the California Water Code and requires the California
Environmental Quality Act process include documentation to definitively establish water availability.
1.
Otay Ranch Village 8 West SPA
8-2 Draft
California Senate Bills 221 and 610 were approved on October 9, 2001 and became effective
January 1, 2002. Senate Bill 221 primarily applies to the Subdivision Map Act and requires the
lead agency (City of Chula Vista), in considering a tentative map, to verify that the public water
supplier (Otay Water District) has sufficient water supplies available to serve the project. To meet
the requirements of Senate Bills 221 and 610, the City of Chula Vista has formally requested that
the Otay Water District provide a Water Supply Assessment and Verification Report for the project.
The Otay Water District Water Supply Assessment and Verification Report for Village 8 West was
approved by OWD on January 5, 2011.
The SPA is located within the boundaries of the Otay Water District (OWD), which is the local agency
responsible for providing water service. OWD is a member agency of the San Diego County Water
Authority who, in turn, is a member agency of the Metropolitan Water District. The SPA area is
already within the boundaries of these agencies for water service, but will be required to annex into
OWD Improvement Districts 22 and 27 prior to receiving service.
The project is within the Central Service Area of OWD. Water service to the project will be supplied
from the 624 and 711 pressure zones. The 624 Zone service will ultimately be supplied to Village 8
West by the extension of pipelines in La Media Road to the east of the project and Main Street to
the west of the project. Based on the timing of surrounding development relative to Village 8 West,
an interim source of 624 Zone water to the project is likely to be required. This would involve the
construction of an interim on-site 711/624 Zone pressure reducing station.
The 711 Zone portion of the project will be served by connections to the existing 12-inch water line
in La Media Road to the north and 12-inch water line in Main Street to the east.
OWD has three existing reservoirs in the 624 Zone. These reservoirs are supplied by OWD
Connections 10 and 12 to the San Diego County Water Authority aqueduct. A 711 Zone pump
station lifts water from the 624 Zone to the 711 Zone reservoirs. A 16 million gallon 711 Zone
reservoir was built in recent years such that OWD has adequate storage to serve the ultimate
projected development in this zone. No additional reservoir storage will be required to supply water
to Village 8 West.
8.2.2 Potable Water Demand
Domestic water demand for the SPA is estimated to be 0.79 mgd. OWD will require a subarea
master plan of water prior to the approval of final engineering plans for the project to better
establish water demands and facility requirements. A water supply assessment will also be
completed to assure that sufficient supplies are planned to be available as demand is generated for
the project.
Exhibit 8.1 - Conceptual Potable Water Master Plan provides the recommended distribution system
required to meet demands within the SPA.
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Public Utilities & Services
November 2013 8-3
711 Zone Water
624 Zone Water
San Diego Waterline 54
San Diego Waterline 48
Zone Boundary
711/624 Zone Pressure
Reducing Station
exhibit 8.1 - Conceptual Potable Water Master Plan
Legend
Note:
* System maps illustrate conceptual
backbone infrastructure only. Actual
Alignment to be determined by
Tentative Map(s).
Connect to Existing
Otay Ranch Village 8 West SPA
8-4 Draft
8.2.3 recycled Water Supply and Master Plan
Current OWD policies regarding new subdivision development requires the use of recycled water
where available. Consistent with the Otay Ranch GDP, it is anticipated that recycled water will be
used to irrigate street parkway landscaping, parks, manufactured slopes, and landscaped areas of
commercial and multi-family residential sites.
The project is in the 680 Zone for recycled water service. The 680 Zone distribution system has
been supplied by pressure reducing off the 927 Zone distribution system. Some areas of the project
may require private booster pumps on the landscape connections to get adequate pressure to the
irrigation systems. The primary source of recycled water to the SPA will be the South Bay Water
Reclamation Facility. From this plant, the recycled water system consists of a series of pump
stations, transmission piping, and storage reservoirs that provide recycled water to the area.
The existing recycled water system that will serve the project involves the extension of an existing
12-inch recycled water line constructed in La Media Road to the north of the project. The project
may also be required to construct some 927 Zone piping in the eastern corner of the project, but
no service from the 927 Zone is proposed. A plan to distribute recycled water within the project is
depicted in Exhibit 8.2 - Conceptual Recycled Water Master Plan.
The use of recycled water directly offsets potable water use, making it an important component
in the attempt to meet water supply challenges in the region. Village 8 West is expected to offset
potable water usage by an average of 0.14 mgd by utilizing recycled water where feasible.
Recycled water requirements for the project will be coordinated by the Otay Water District and City
of Chula Vista. Phased construction of recycled water facilities, based on the OWD approved master
plan, will be incorporated into the PFFP and/or subdivision map conditions to assure timely provision
of required facilities.
In conformance with the Otay Ranch GDP and the Chula Vista Growth Management Plan, a Water
Conservation Plan is provided with this SPA Plan as Appendix G - Water Conservation Plan.
Irrigation of open space areas adjacent to the MSCP shall be carefully designed to prevent recycled
water from draining into and impacting the MSCP open space area.
8.2.4 Landscaping Water Conservation Ordinance
The Water Conservation Plan for Otay Ranch Village 8 West (Appendix G) is addressed in the
November 2010 study prepared by Dexter Wilson Engineering, Inc.
The Village 8 West project will promote water conservation through the use of low water use
plumbing fixtures and the use of recycled water for the irrigation of parks, open space slopes,
schools, parkway landscaping, and the common areas of multi-family residential and
commercial sites.
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Public Utilities & Services
November 2013 8-5
exhibit 8.2 - Conceptual recycled Water Master Plan
927 Zone Water
680 Zone Water
Potential Recycled
Water Use Area (To Be
Determined by Tentative
Map(s).
Legend
Notes:
* System maps illustrate conceptual
backbone infrastructure only. Actual
alignment and Recycle Water Use Area
to be determined by Tentative Map(s).
Connect to Ex.
Line in La Media
Otay Ranch Village 8 West SPA
8-6 Draft
In response to the new State Water Conservation in Landscaping Act, the City of Chula Vista adopted
a New Model Water Ordinance (CVMC Section 20.12), which went into effect on January 1, 2010.
This ordinance calls for greater efforts at water conservation and more efficient use of water in
landscaping. The requirements of this ordinance shall be implemented into the design of
Village 8 West.
8.3 SeWer SerVICe
Sewer service and facilities are addressed in the Final Overview of Sewer Service for Otay Ranch
Village 8 West, prepared by Dexter Wilson Engineering, Inc., November 2010. Sewer service to
the project site is provided by the City of Chula Vista. Chula Vista operates and maintains its own
sanitary sewer collection system that connects to the City of San Diego’s Metropolitan Sewer System.
The City of Chula Vista’s Subdivision Manual establishes sewage generation factors based on
population multipliers used to project sewage flows. The average daily flow into the Salt Creek/Otay
River basin from the SPA is estimated to be 0.55 mgd. The southern portion of Village 8 West can
be served by constructing 8-inch through 12-inch gravity sewer lines to convey flow south to a single
point of connection with the Salt Creek Interceptor.
The northern portion of the SPA drains by gravity to the western boundary of the SPA. This system
will ultimately be constructed westerly in Main Street to a point of connection with the existing
downstream system that conveys flows to the Salt Creek Interceptor. Since Main Street is not
expected to be extended to the west of the SPA at the time that Village 8 West develops, a deep
sewer line is proposed to convey flows southerly to the gravity sewer system that serve the remainder
of the SPA.
The sewer system within the project will be extended in La Media Road to the northern SPA boundary
to allow flows from the Village 4 community park site to be conveyed through the Village 8 West
collection system. On-site sewer lines will also be sized to accommodate potential off-site flows from
Village 7 and the Eastern Urban Center.
Sewer facilities required to serve the SPA will be constructed in phases. The phasing and financing
requirements are addressed in the PFFP and/or subdivision map conditions to assure timely provision
of required facilities. Sewer facilities are illustrated on Exhibit 8.3 - Conceptual Sanitary Sewer
Master Plan.
8.4 STOrM DrAIn & UrBA n rUn OFF
8.4.1 Drainage
To assess and compare the drainage for both the existing and developed conditions within the SPA, Hale
Engineering has prepared the Village 8 West Preliminary Drainage Study. In conformance with GDP and
SPA policies, the Village 8 West Preliminary Drainage Study provides a detailed hydrological analysis and
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Public Utilities & Services
November 2013 8-7
exhibit 8.3 - Conceptual Sanitary Sewer Master Plan
Existing Salt Creek Interceptor
Proposed Gravity Sewer
Proposed Deep Sewer
Legend
Notes:
* System maps illustrate conceptual
backbone infrastructure only. Actual
Alignment to be determined by
Tentative Map(s).
Otay Ranch Village 8 West SPA
8-8 Draft
demonstrates the effectiveness of the proposed design solutions, shown in Exhibit 8.4 - Conceptual Storm
Drain Master Plan to mitigate the impacts of storm drain and urban runoff within the SPA. Key elements of
the Preliminary Drainage Study are as follows:
Existing runoff from the project site proceeds as follows: The southern and eastern portions of the
SPA drain in a southerly direction to the adjacent Otay River; the northwestern portion of the site
drains in a westerly direction to Wolf Canyon, a tributary to the Otay River. Development of the
Village 8 West site will not alter the existing tributary watersheds of the Otay River.
Under the proposed project, the site is divided into five hydrologic basins. Basins 1 through 3 will
convey flow from the eastern and southern portions of the SPA to the Otay River. Basin 3 will also
convey flow from a portion of Main Street to the east. Basins 4 and 5 will convey flow westerly to
an existing project discharge point tributary to Wolf Canyon. Basin 4 will also convey flow from a
portion of La Media Road to the north. Prior to discharging into Wolf Canyon, storm water from
Basins 4 and 5 will pass through a hydromodification detention basin (see the project WQMP for
details). The discharge point is located in the northwest corner of the project and is downstream of
the detention basin. The detention basin is located in Planning Area W.
To prevent erosion and maintain continuity of the hydrologic character within the Village 8 West
project site, the outlet of the storm drain systems will convey storm water directly to existing
discharge points. The southerly system will be extended to the Otay River bottom to avoid potential
finger canyon erosion.
A Hydromodification Study was performed for the portion of the project that drains to Wolf Canyon.
Analysis was performed following the guidelines and criteria outlined in the Final Hydromodification
Plan (HMP). A permanent detention basin was sized and designed based on the results of
the analysis.
The discharge to the Otay River is downstream of the Otay Reservoir. The first Otay Dam failed in
an event which degraded the downstream Otay River. Per the Final Hydromodification Plan, the
lower Otay River Valley is listed as a river reach that is exempt from hydromodification analysis (see
section 6, page 6.5, table 6.1 of the Final HMP ). The Water Quality Control Board approved the
Final HMP on July 14, 2010, Resolution No. R9-2010-0066.
8.4.2 Urban runoff
Development of the SPA will implement all necessary requirements for water quality as specified by state
and local agencies. All development shall meet the requirements of the City’s Standard Urban Storm Water
Mitigation Plan (SUSMP), the Jurisdictional Urban Runoff Management Plan (JURMP), and the Storm
Water Management and Discharge Ordinance (as specified in the City of Chula Vista Development and
Redevelopment Storm Water Management Standards/Requirements Manual).
At this time, the proposed Village 8 West SPA development includes the construction of roadways,
infrastructure (including storm drain and utilities), and the mass grading of pads for future development.
Of these improvements, only the construction of paved roadways and sidewalks will create increased
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Public Utilities & Services
November 2013 8-9
Hydraulic Basin 1
Hydraulic Basin 2
Hydraulic Basin 3
Hydraulic Basin 4
Hydraulic Basin 5
Existing Storm Drain
Proposed Storm Drain
Permanent Detention Basin
Storm Drain for this area to be
determined by Tentative Map(s)
exhibit 8.4 - Conceptual Storm Drain Master Plan
*
Legend
Notes:
* System maps illustrate conceptual
backbone infrastructure only. Actual
Alignment to be finalized by Tentative
Map(s).
* For off site limits of drainage basins,
see Drainage Report.
*
*
*
Connects to Otay River bottom
Basin 4
Basin 5
Basin 5
Basin 3
Basin 3
Basin 2
Basin 1
Otay Ranch Village 8 West SPA
8-10 Draft
urban runoff. Therefore, water quality treatment will be necessary only for these improvements as currently
proposed. Additional water quality measures will be required in the future as the mass graded pads are
developed; such measures will meet all state and local agency standards for the treatment of urban runoff at
that time.
Bio-retention based BMPs (Best Management Practices) are proposed within the Village 8 West SPA to
treat urban runoff pollutants generated via the proposed roadways and sidewalks. To ensure that all runoff
contained within the storm drain systems are treated prior to entering the storm drains, these BMPs will
be located throughout the site at the proposed storm drain inlet locations. Urban runoff will be treated in
conformance with the Village 8 Water Quality Technical Report. The residential roadways will route run-off
through the landscaping located in the adjacent parkways. Low Impact Development (LID) practices will also
be incorporated within the roadway and sidewalk design in accordance with state and local requirements to
ensure that, to the maximum extent practicable (MEP), requirements are met for water quality with the Village
8 West SPA. Bio-retention facilities located in the front of single family residential lots shall be dedicated
as an easement to the City to allow access and conduct inspections and to restrict property owners from
changing the geometry and landscaping of these BMPs.
8.5 Dry UTILITIeS
Dry utilities will also be extended underground into the SPA primarily in streets and other public
easements. Telephone, cable television, and internet service is provided by several companies including
Cox Communications, Time Warner, and AT&T. Gas and electric service is provided by San Diego Gas
and Electric, a subsidiary of Sempra Energy.
Development of Village 8 West is committed to focusing on the Energy Strategy and Action Plan, which
addresses the demand side management, energy efficient and renewable energy outreach programs
for businesses and residents, energy acquisition, power generation, and distributed energy resources
and legislative actions, and continuing implementation of the CO2 Reduction Plan. It is anticipated
that this commitment will lessen the impacts from energy. See Appendix C - Non Renewable Energy
Conservation Plan.
8.6 DeVeLOPMenT PHASInG
Development of the SPA will be completed in the multiple phases to ensure construction of necessary
infrastructure and amenities for each phase as the project progresses. Exhibit 8.5 - Conceptual Phasing Plan
reflects anticipated market demand for a variety of housing types and commercial uses.
The Conceptual Phasing Plan is non-sequential. This recognizes that sequential phasing is frequently
inaccurate due to unforeseen market changes or regulatory constraints; therefore, this SPA plan and the
associated Public Facilities Financing Plan (PFFP) permits non-sequential phasing by imposing specific
facilities requirements, per the PFFP, for each phase to ensure that the SPA is adequately served and City
threshold standards are met. Public Parks and Schools shall be phased as needed.
Public Utilities & Services
November 2013 8-11
exhibit 8.5 - Conceptual Phasing Plan
Orange
Plan Area Target Units C’ml Sq. Ft (k)
B 35 0
G (Town Sq.)0 0
H1 33 144
H2 0 12
I 122 0
J 161 18
N 117 0
Subtotal 468 174
Blue
Plan Area Target Units C’ml Sq. Ft (k)
P 124 0
Q 160 0
Subtotal 284 0
Yellow
Plan Area Target Units C’ml Sq. Ft (k)
A (Comm. Park)0 0
C 156 36
D (Mid. Sch’l)0 0
E 95 0
F 54 25
L 460 65
Subtotal 765 126
Purple
Plan Area Target Units C’ml Sq. Ft (k)
T (Neigh Park)0 0
U 130 0
V 90 0
Subtotal 220 0
Green
Plan Area Target Units C’ml Sq. Ft (k)
M 153 0
O 160 0
R (CPF)0 0
S (Elem. Sch’l)0 0
Subtotal 313 0
TOTAL 2,050 300
Orange
Orange
Yellow
Yellow
Green
Yellow
Blue
Purple
Otay Ranch Village 8 West SPA
8-12 Draft
The Conceptual Phasing Plan is consistent with the PFFP. The PFFP implements the City of Chula Vista
Growth Management Program and Ordinance. The intent of the document is to ensure that the phased
development of the project is consistent with the overall goals and policies of the City’s General Plan, Growth
Management Program, and the Otay Ranch GDP. The proposed phasing and actual construction timing of the
SPA may be modified subject to compliance with provisions of the PFFP. (See Appendix A.)
8.7 PUBLIC SCHOOLS
This section serves as the SPA’s School Master Plan, as required by The Otay Ranch GDP. The size and number
of school facilities is determined by applying the student generation rates for multi-family and single family
dwelling units, as shown in Table 8.1 - School Obligations. Elementary school generation rates were
negotiated with the Chula Vista Elementary School District. High school and middle school student generation
rates were negotiated with Sweetwater Union High School District:
Table 8.1 - School Obligations
Elementary School Middle School High School
Land Use Units rate Students rate Students rate Students
Town Center 899 x 0.2091 188 x 0.0810 73 x0.1171 106
Medium High Density
Residential 530 x 0.2091 111 x 0.0810 43 x0.1171 63
Medium Density Residential 290 x 0.4114 120 x 0.0936 28 x 0.1939 57
Low Medium Density
Residential Village 331 x 0.4114 137 x 0.0936 31 x 0.1939 65
Total 2,050 556 175 291
Based on the number of units projected by this SPA Plan and the negotiated generation rates provided by the
Chula Vista Elementary School District and the Sweetwater Union High School District, schools will need to
provide educational services for approximately 556 new elementary school students, 175 new middle school
students, and 291 new high school students. This section provides a brief description of how these students
will be accommodated. The PFFP provides additional information regarding the phasing and funding of
educational facilities proposed within Village 8 West.
Public Utilities & Services
November 2013 8-13
8.7.1 elementary Schools
To fulfill the educational need of new elementary school students within Village 8 West, an 11.4-acre
elementary school site has been reserved as Parcel S on the Site Utilization Plan. If selected by the Chula Vista
Elementary School District, this school site will be large enough to accommodate up to 750 students.
The site will be reserved for acquisition by the School District as described in the PFFP. Construction timing
of the school will be determined by the School District. Until such time that the school is completed,
students residing within Village 8 West will attend schools in neighboring villages as determined by the
school district. If the school district decides not to pursue the elementary school site, it will revert to
Medium High Residential pursuant to Section 9.3.2.B of this SPA and an alternate site will be identified,
which may require a SPA Amendment.
8.7.2 Middle Schools and High Schools
To fulfill the educational need of new middle school students within Village 8 West, a 20.2-acre middle
school site has been reserved as Parcel D on the Site Utilization Plan. This school will be large enough to
accommodate up to 1000 students.
The site will be reserved for acquisition by the Sweetwater Union High School District as described in the
PFFP. Construction timing of the school will be determined by the School District. Until such time that the
school is completed, students residing within Village 8 West will attend schools in neighboring villages as
determined by the School District. If the School District decides not to pursue the middle school site, it
will revert to Town Center pursuant to Section 9.3.2.B of this SPA and an alternate site will be identified,
which may require a SPA Amendment.
High School students residing in Village 8 West would currently be located within the attendance area of
Olympian High School located in Village 7. Enrollment at that school is expected to exceed capacity before
Village 8 West is constructed. The District has planned another high school at the intersection of Eastlake
Parkway and Hunte Parkway in Village 11.
8.7.3 Continuing education
Provisions for continuing education are not required by the Otay Ranch GDP; however, Village 8 West is
located approximately 3 miles from Southwest College and 1 mile from a proposed university. In addition, the
CPF site designated as Planning Area R provides an opportunity for educational facilities, which could include
on-going education.
Otay Ranch Village 8 West SPA
8-14 Draft
8.8 CHILD CAre FACILITIeS
The SPA plan provides a variety of opportunities for child care services. These facilities can be divided into
two main categories: Family Day Care Homes and Facility Based Child Care.
8.8.1 Family Day Care Homes
Family day care homes are home based child care services provided within private residences. The SPA land
use regulations recognize two types of home-based child care facilities. Small family day care homes (SFDCH)
that serve up to 6 children and large family day care homes (LFDCH) serving 7-12 children.
Both types of facilities are permitted or conditionally permitted within residential and mixed-use sites in
Village 8 West. Please refer to Chapter 3, Development Code, to determine which zones permit these types
of uses. All family day care homes are also subject to the California Code of Regulations, Title 22, Division
12, Chapter 3, Section 102417 and all other state and local regulations.
8.8.2 Facility-Based Child Care
Facility based childcare refers to child care services provided by non-profit, governmental, religious,
community, educational, or commercial facilities. These facilities are often provided as an accessory land
use but may also be the primary land use. Locating child care services near other compatible land uses is
consistent with efficient land use planning and the neo-traditional principles of Otay Ranch.
A conditional use permit may be required depending upon the land use designation of the property and
the size of the facility. Please refer to Chapter 3, Development Code, to determine which zones require
a conditional use permit for these types of facilities. The State of California also regulates the licensing,
application procedures, administrative actions, enforcement provisions, continuing requirements, and physical
environment of these facilities. All facility-based child care facilities are also subject to these and all other
applicable state and local regulations.
Public Utilities & Services
November 2013 8-15
8.9 POLICe, FIre, AnD eMerGenCy SerVICeS
Life safety services are one of the most important services needed to support the community. Adequate
facilities, personnel, and response times ensure the long-term health and well being of the community. The
following section describes how these services will be provided for in Village 8 West.
8.9.1 Police Protection
The Chula Vista Police Department (CVPD) will provide law enforcement services to Village 8 West. The
CVPD currently provides police service to the project area from its existing police facility in downtown Chula
Vista. Maintaining the current rate of 1.07 sworn police officers per 1000 population will require adding
approximately 6 sworn officers to support the projected population in Village 8 West. Based on current policy,
no police substations are required in Village 8 West; however, they are a permitted use in the NE, NG, NC,
and TC zones. All future development within Village 8 West shall comply with applicable Crime Prevention
Through Environmental Design (CPTED) and Chula Vista Police Department Standards.
8.9.2 Fire Protection
Village 8 West will be served by the City of Chula Vista Fire Department. The closest existing fire stations to
Village 8 West are Fire Station 7, located at 1640 Santa Venetia Road; Fire Station 6, located at 605 Mt.
Miguel Road; and Fire Station 8, located at 1180 Woods Drive. The EUC, located northeast of Village 8 West,
includes a proposed fire station.
Additional fire equipment, staff, and facilities required to serve the increased population proposed by the
SPA Plan is identified in the PFFP. Although no fire station sites are identified on the Site Utilization Plan, fire
stations are a permitted use in the NE, NG, NC, and TC zones. Appendix F- Fire Protection Plan and Appendix
D- Preserve Edge Plan have also been prepared in conjunction with this SPA to identify fire prevention
measures such as fuel modification zones and architectural controls. All subsequent development applications
shall be subject to these plans and the review and approval of the Fire Department.
8.9.3 emergency Medical Services
Currently, American Medical Response (AMR) provides contract emergency medical services for the City
of Chula Vista, National City, and Imperial Beach. There are 5 American Medical Response South County
paramedic units: 2 are located in Chula Vista, 2 in National City, and 1 in Imperial Beach. Village 8 West and
the surrounding area will be served through this contract arrangement by the City of Chula Vista.
Otay Ranch Village 8 West SPA
8-16 Draft
8.9.4 emergency Disaster Plan
The GDP requires all SPA plans to provide an “Emergency Disaster Plan” that addresses the various hazards
that have the potential for disrupting communities, causing damage, and creating casualties within the area.
Possible natural disasters include earthquakes, floods, fires, landslides, and tropical storms. There is also the
threat of man-made incidents such as war, nuclear disasters, hazardous materials spills, major transportation
accidents, crime, fuel shortages, terrorism, or civil disorder. The Village 8 West SPA addresses these disaster
situations by implementing the following services already available in the area:
San Diego County Emergency Plan: This comprehensive emergency management system provides
for a planned response to disaster situations associated with natural disasters, technological
incidents, and nuclear defense operations. The plan includes operational concepts relating to
various emergency situations, identifies components of the Emergency Management Organization,
and describes the overall responsibilities for protecting life and property and assuring the overall
well-being of the population. The plan also identifies the sources of outside support that might be
provided (through mutual aid and specific statutory authorities) by other jurisdictions, state and
federal agencies, and the private sector.
Unified San Diego County Emergency Services Organization: Consists of San Diego County and the
cities within the county. It was established in 1961 and provides for “preparing mutual plans for the
preservation of life and property and making provisions for the execution of these plans in the event
of a local emergency, state of emergency, and to provide for mutual assistance in the event of
such emergencies.”
California Disaster and Civil Defense Master Mutual Aid Agreement: As provided for in the California
Emergency Services Act, this agreement was developed in 1950 and adopted by California’s
unincorporated cities and by all 58 counties. This statewide mutual aid system is designed to ensure
that adequate resources, facilities, and other support is provided to jurisdictions whenever their own
resources prove to be inadequate to cope with a given situation. San Diego County is located in
Mutual Aide Region 6 of the State system.
Unified County Emergency Services Organization: The City of Chula Vista has comprehensive
agreements with the Bureau of Land Management, California Department of Forestry, California
Conservation Corps, Urban Search and Rescue Corps, San Diego County Fire Mutual Aid, and
other agencies in conjunction with the California Disaster and Civil Defense Master Mutual Aid
Agreement. Village 8 West is incorporated into Chula Vista’s existing emergency disaster programs,
including all fire and emergency services and mutual aid agreements.
Community Emergency Response Team (CERT) Program: The City of Chula Vista provides a CERT
program that offers training to citizens to teach them how to effectively and efficiently respond to
emergency situations without placing themselves or others in unnecessary danger. CERT training
includes lessons on managing utilities, putting out small fires, providing basic emergency medical
aid, searching and rescuing victims safely, effectively organizing volunteers, and collecting disaster
information to support first responders.
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Public Utilities & Services
November 2013 8-17
8.10 L IBrAry SerVICeS
The City Library Master Plan identifies library services, which are provided by the City of Chula Vista. The
plan establishes a standard of 500 square feet of adequately equipped and staffed library facilities per 1,000
residents. Based on the projected population, Village 8 West generates a demand for 2,868 square feet of
additional library facilities within the City. This demand will be satisfied by participation in the City’s Public
Facilities Development Impact Program as identified in the PFFP.
8.11 CIVIC FACILITIeS
The City of Chula Vista Civic Center serves the civic needs of the community. The Civic Center was recently
expanded and currently supports existing development within the City of Chula Vista. As the City continues to
grow, additional expansion of these facilities may be required to accommodate staff. Therefore, the Village 8
West SPA is subject to the City’s Development Impact Fee (DIF) Program, which may be used for expansion of
the Civic Center and construction of other civic facilities in the future.
8.12 AnIMAL COnTrOL FACILITIeS
Animal health and regulatory services will be provided by the City of Chula Vista. There are currently no impact
fees imposed to finance animal control facilities.
8.13 InTeGrATeD SOLID WASTe MAnAGeMenT
Solid waste management services for the City of Chula Vista are provided by Allied Waste Management. Solid
waste is collected curb-side once a week and transported to the Otay Landfill in the City of Chula Vista. Otay
landfill currently has a projected life span of 20 years.
Allied Waste Management also provides a comprehensive recycling program with the City of Chula Vista for
residential, commercial, and industrial generators. This program includes the following:
Curbside, commingled recycling of newspapers, plastics, aluminum, glass, cardboard, and metals.
Drop-off facilities that accept paint, batteries, other household hazardous materials, computers,
television sets, and other electronics.
Curbside collection of green vegetation yard wastes that are recycled into mulch for redistribution.
The State of California has mandated the at least 50% of the solid waste generated by a City or County be
diverted from landfills. Additionally, the State has set per capita disposal rates of 5.3 pounds per person per
day for the City of Chula Vista. To maintain these targets the following programs must be implemented per
Chula Vista Municipal Code Sections 8.23 Solid Waste and Recycling Contract or Franchise; and 8.24 Solid
Waste and Litter; 8.25 Recycling and 19.58.340 Trash Enclosures:
All new construction and demolition projects in the City are required to divert from landfill disposal
100 percent of inert waste, to include asphalt, concrete, bricks, tile, trees, stumps, rocks, and
associated vegetation and soils resulting from land clearing, and not less than 50 percent of the
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remaining waste generated, via reuse or recycling, unless a partial or full diversion exemption has
been granted pursuant to CVMC 8.25.095, in which case the diversion requirement shall be the
maximum feasible diversion rate established by the Waste Management Report Compliance Official
for the project (CVMC 8.25.020(O6)). Contractors will be required to put up a performance deposit
and prepare a Waste Management Report Form to ensure that all materials are responsibly handled.
Upon verification that the diversion goals have been met the performance deposit will be refunded
(CVMC 8.25.095).
The City of Chula Vista’s Recycling and Solid Waste Planning Manual, adopted by City Council,
provides information for adequate space allocated to recycling and solid waste within individual
projects, based upon the type of project and collection service needed. Allied Waste Services/
Republic Services is the City of Chula Vista contracted service provider for all commercial, industrial,
and residential services within the city limits.
Plans are subject to approval by the City Manager or designee, who is the Environmental Services
Program Manager in the Public Works Department.
Additionally, the City of Chula Vista encourages the use of compost materials to be incorporated
into the soil of all new construction projects to improve soil health, water retention, less water run
off, and filtration of water run-off prior to entering storm drains and creeks on the way to San Diego
Bay. The yard trimmings collected in Chula Vista are composted at the Otay Landfill and may be
available for purchase.
8.14 reGIOnAL FACILITIeS
The Otay Ranch General Development Plan requires all new development within Otay Ranch to meet the
demands for regional services and facilities by participating in a regional impact fee program (if such a
program is implemented) and/or by reserving land or facilities for regional service programs. Village 8
West will contribute an equitable financial share to the following services for Otay Ranch in accordance
with the PFFP:
Arts and Cultural Facilities.
Cemeteries.
Health and Medical Facilities.
Community and Regional Purpose Facilities.
Social and Senior Services.
Correctional Facilities.
Justice Facilities.
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Chapter 9
November 2013 9-1
9 - Implementation & Administration
9.1 IMPLeMenTATIOn
9.1.1 Purpose
The purpose of this chapter is to define certain administrative procedures and requirements and provide clear
instruction and notice to property owners and developers within Village 8 West SPA regarding permit and plan
approvals. These regulations use the standard procedures provided in the Chula Vista Municipal Code Section
19.14 except where special procedures are required or defined herein.
The administration of the Village 8 West SPA Plan shall be as provided for in Chula Vista Municipal Code
Section 19.48.090 et. seq. Whenever the provisions of this SPA conflict with or provide different rules,
standards, or procedures from those in Titles 12 (Streets and Sidewalks), 18 (Subdivisions), or 19 (Zoning and
Specific Plans) of the City’s Municipal Code, the provisions of this chapter shall prevail. On matters within
those titles on which this chapter is silent, the existing titles apply.
9.1.2 Amendments
Changes to the boundaries of the transect and zoning districts shall be made by ordinance and shall be
reflected on the official Village 8 West SPA Regulating Plan as provided in Exhibit 3.2 - Regulating Plan. Minor
changes resulting from the approval of a tentative or final map shall be made to the Zoning Districts Maps as
an administrative matter.
9.1.3 effect of regulations
The provisions of Chapter 3, Development Code, governing the use of land, buildings, structures, the size of
yards, the height and bulk of buildings, standards of performance, and other provisions are hereby declared to
be in effect upon all land included within the boundaries of each and every zoning district established by the
Development Code.
Otay Ranch Village 8 West SPA
9-2 Draft
9.1.4 Multiple Applications
When an applicant applies for more than one permit or other approval for a single development, the
applications shall be consolidated for processing and shall be reviewed by a single decision maker or
decision-making body pursuant to the requirements of Chula Vista Municipal Code Section 19.14.050.
9.2 SPA InTerPreTATIOn
9.2.1 Substantial Conformance
The Zoning Administrator may determine an application is in substantial conformance to the adopted SPA
document, subject to the findings below:
The proposed project or use is substantially consistent with the Chula Vista General Plan and
adopted policies of the City.
The proposed project or use is substantially consistent with the Village 8 West SPA Plan and its
purpose and intent. Land use and circulation pattern are generally consistent. Statistical variations
such as site area calculations shall be less than 10%.
The proposed project or use meets the provisions of Chapter 3, Development Code, governing the
use of land, buildings, structures, the size of yards, the height and bulk of buildings, standards of
performance, and other provisions. Any deviation from these standards shall require a variance.
The proposed project or use substantially complies with Chapter 4, Community Design; the Village
8 West Landscape Master Plan (See Section 9.3.6); and the Town Center Master Precise Plan (See
Section 9.3.7), as applicable. Some deviation from standards and guidelines are permitted as long
as the overall project meets the overall design intent and vision specified in Chapter 4, the Village
8 West Landscape Master Plan (See Section 9.3.6), and the Town Center Master Precise Plan (See
Section 9.3.7), as applicable.
The proposed project or use will not, under circumstances of the particular case, be detrimental to
the health, safety, or general welfare of persons residing or working in the vicinity, or injurious to
property or improvements in the vicinity.
The proposed project or use is substantially consistent with the principles and overall quality of
design established for the Otay Ranch Planned Community.
The Zoning Administrator shall set a reasonable time for the consideration of each application to the
applicant and to other interested persons as defined in the Chula Vista Municipal Code Chapter 19.14
- Administration Procedures - Permits - Applications - Hearings - Appeals. In the event objections or protests
are received, the Zoning Administrator shall set the matter for public hearing as provided therein.
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9.2.2 Clarification of Ambiguity
If ambiguity arises concerning the proper classification of a particular parcel within the meaning and intent
of Chapter 3, Development Code, or Chapter 4, Community Design, or if ambiguity exists with respect to
height, yard requirements, area requirements, or zoning district boundaries as set forth herein, the Zoning
Administrator shall make a determination clarifying said ambiguity based upon the pertinent facts and
the intent of the SPA. A decision rendered by the Zoning Administrator concerning said ambiguity may be
appealed in accordance with the appeal procedure set forth in the Chula Vista Municipal Code Section
19.14.100. For ambiguities that arise from applications requiring a public hearing by a decision making body
other than the Zoning Administrator, the determination of the Zoning Administrator shall be forwarded to the
appropriate decision making body as a recommendation.
9.2.3 Definition of Terms
For the purposes of this SPA document, certain words, phrases, and terms used herein shall have the meaning
assigned to them by Appendix I - Glossary. Words, phrases, and terms not defined in Appendix I - Glossary
shall be defined by Chula Vista Municipal Code Section 19.04.
9.3 reVIeW PrOCeSS
This section includes the distinct administrative processes and procedures for reviewing the design and
development of new buildings and uses within the Village 8 West SPA. Additional permits may be required
and shall be subject to and processed in accordance with the Chula Vista Municipal Code.
9.3.1 Preliminary review
The Master Developer shall participate in a preliminary design review process prior to application submittal
to the City until final build out has been achieved. The preliminary review by the Master Developer is for
recommendation only. Each application to the City shall be accompanied by this recommendation from the
Master Developer to City staff for approval, modification, or denial of the proposed project. This process is
intended to add an extra level of review and compliance with previously adopted plans.
In addition, it is strongly encouraged that project applicants request a pre-application meeting with planning
staff to review the scope of the project and the required applications and submittal materials. The pre-
application meeting will be subject to the City of Chula Vista fee schedule.
Otay Ranch Village 8 West SPA
9-4 Draft
9.3.2 Level and Scope of reviews
A. Design Review
Design review is intended to provide sufficient detail in site planning, architectural design, and
landscape architectural design to enable a specific development project design to be reviewed with
respect to compliance with the Village 8 West SPA Plan, Landscape Master Plan (See Section 9.3.6),
and Town Center Master Precise Plan (See Section 9.3.7), as applicable. Typically, Design Review
will be performed on a parcel but may also include a group of buildings so long as a conceptual
design of the entire parcel is provided. Because of the importance of design context and continuity
of streetscapes, Design Review submittals shall be required to address the entire Planning Area as
shown on the Site Utilization Plan on which the proposed project is located at a conceptual level.
This conceptual planning provides assurance that options for the logical build-out can occur, but is
not specifically adopted as a constraint on other alternatives that may be considered in the future,
so long as they are in substantial conformance with the Design Review Approval. Any projects found
not to be in substantial conformance by the Zoning Administrator may apply for an amendment to
the previous Design Review approval with the Planning Commission.
Another alternative is the consideration of phased intensification. A building complex may intensify
over time as a planned intensification. This phasing may be approved with the initial Design Review
application at the option of the applicant if the Design Review application is for a partial build-out
of a planning area in compliance with the Village 8 West Landscape Master Plan (See Section 9.3.6),
and Town Center Master Precise Plan (See Section 9.3.7), as applicable
The scope of the Design Review shall be limited to compliance with the provisions of this Code and
related SPA documents as specifically provided for in Chula Vista Municipal Code Section 19.14.582.
Village 8 West is intended to be a vibrant community with a wide variety of uses, activities, and
design features that will promote a pedestrian friendly environment with proximity to shopping,
entertainment, transit, and employment opportunities. In such an environment, the overriding design
goals are high quality design and excellent functionality. This Form-based Code provides the basis
for future development. Adherence to any specific architectural style or any set of preconceived
design solutions beyond what is specified in the Village 8 West Landscape Master Plan (See Section
9.3.6) and Town Center Master Precise Plan (See Section 9.3.7), as applicable, is neither required
nor desired. The Design Review process requires a determination that a project is in compliance with
the defined standards and guidelines of the Village 8 West SPA Plan, Landscape Master Plan (See
Section 9.3.6), and Town Center Master Precise Plan (See Section 9.3.7), as applicable.
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November 2013 9-5
Because of the wide range of appropriate design options within Village 8 West, any Design Review
submittal that meets the prescriptive standards of the Village 8 West SPA and the Village 8 West
Landscape Master Plan (See Section 9.3.6) and Town Center Master Precise Plan (See Section 9.3.7),
as applicable, shall be deemed to be in conformance with the SPA unless evidence is presented to
refute the conclusion. Any and all design revisions or conditions applied to a proposed project by
the Planning Commission, Zoning Administrator, or other reviewing and approving body, will only
be made in order to meet the Village 8 West SPA design objectives. Any determination made by
the appropriate decision making body that the proposed decision is in conflict with the Village 8
West SPA Plan shall clearly identify the specific objective, policy or design statement that is found
to conflict with said Village 8 West design. The fact that a proposed design is not illustrated in
the Village 8 West SPA Plan is not evidence of a conflict. The Village 8 West SPA Plan utilizes
multiple examples of Building Types to convey a sense of design character specifically to avoid a
requirement for a specific design. Substantial evidence of conflict requires that the design proposal
be inconsistent with the design character conveyed by the multiple examples.
Major Design Review is for projects that include more than 20,000 square feet of non-residential
building area or more than 10 multifamily residential dwelling units. Major Design Review requires
approval by the Planning Commission.
Minor Design Review is for projects that include 20,000 square feet or less of non-residential
building area or 10 or fewer multifamily residential dwelling units. Minor Design Review requires
approval by the Zoning Administrator.
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Otay Ranch Village 8 West SPA
9-6 Draft
B. Intensity Transfer
Intensity Transfer is an administrative process, conducted by the Zoning Administrator to ensure that
Village 8 West SPA does not exceed the maximum level of intensity.
The Site Utilization Summary is intended to provide the general design intent of the Village 8
West SPA; however this SPA recognizes the need for flexibility in planning to accommodate future
development constraints and market demands. Notwithstanding the foregoing, unless a proposed
project is exactly consistent with the target intensity shown for that planning area on the Site
Utilization Plan, an intensity transfer is required. Any transfer of intensity between planning areas
within the same land use is permitted provided said transfer is consistent with the SPA Plan, the
circulation system, and the technical studies of the associated EIR as related to infrastructure;
the overall 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 117,000 square feet (or 39 % of the) of non-
residential floor area is maintained in the remaining planning areas found in that land use. Any
other type of transfer shall require a SPA Amendment. The Zoning Administrator shall approve or
deny the proposed intensity transfer subject to the following findings and conditions:
The resulting density of both the granting and receiving planning areas shall be consistent with
the density ranges specified for each area.
The overall SPA intensities shall not be exceeded.
The Neighborhood Builder has received a letter of recommendation for approval, modification,
or denial of the intensity transfer from the Master Developer.
The planned identity of Village 8 West SPA is preserved including the creation of a pedestrian
friendly community.
The Neighborhood Builder has provided supporting technical studies, if necessary, to the
satisfaction of the Zoning Administrator, that substantiate adequate infrastructure exists to
support the intensity transfer.
Public facilities and infrastructure including schools and parks shall be provided based on
the final number of units and the applicant shall agree to pay any additional fees resulting
from said transfer. Preserve conveyance obligation shall be based upon the final map
development area.
The overall 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 100,000 square feet of retail
commercial floor area is maintained within Village 8 West.
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November 2013 9-7
If a shift of Community Purpose Facility (CPF) sites or square footage/acreage between planning
areas occurs, a SPA Amendment shall be required. The total square footage/acreage for Community
Purpose Facility sites shall meet the Village 8 West SPA Community Purpose Facility obligation
Transfers of intensity to unused school sites if the site is not accepted by the school district shall be
as follows:
Parcel D shall revert to “Town Center (TC)” site utilization.
Parcel S shall revert to “Medium-High Density Residential (MH)” site utilization.
Transfers between villages. Unused intensity may be transferred between villages as permitted
by City Council pursuant to the expressed terms set forth by agreement, ordinance, or such other
manner approved by City Council.
No transfer shall exceed the maximum number of units shown on an approved tentative map
without a revised tentative map approved by the City Council.
C. Site Plan and Architectural Review
Site Plan and Architectural Review shall be completed pursuant to the requirements and procedures set forth
in Chula Vista Municipal Code Section 19.14.420-480.
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D. Summary of Discretionary Review
Table 9.1 - Discretionary Permit Matrix for Village 8 West SPA summarizes the review authority for each step of
approval.
Table 9.1 - Discretionary Permit Matrix
Approving Authority: A
Recommendation Authority: R
City Council Planning Commission Zoning Administrator Administrative Staff
Administrative CUP (A)R
Adoption/Amendment
to GDP A R R
Adoption/Amendment
to SPA A R R
Environmental Documents A4 R/A4 R/A4
Tentative Subdivision Map A R R
Parcel Map (4 lots/units
of less)1 A
Final Map1 A R
Conditional Use Permit
(CUP)A R
Major Design Review2 A
Minor Design Review3 A
Intensity Transfers A
Sign Program A R
Temporary Use Permit A
Site Plan & Architectural
Review A
Appeals5 A
1. Action Item Only; No public hearing
2. Projects that include more than 20,000 square feet of non-residential building area or more than 10 multifamily residential dwelling units.
3. Projects that include 20,000 square feet or less of non-residential building area or 10 or fewer multifamily residential dwelling units.
4. Environmental documents must be approved by the approving body which has jurisdiction over the project.
5. Appeals shall be reviewed in accordance with CVMC 19.14.583
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November 2013 9-9
9.3.3 Submittal Requirements
A. Design Review
Design Review shall comply with the procedures and requirements set forth in Chula Vista Municipal Code
Section 19.14.581 through 19.14.600, except that the findings and actions of both the Planning Commission
and the Zoning Administrator shall be based upon the provisions of this SPA.
Submittal items shall include the following:
1. Completed City of Chula Vista Development Services Department Application Checklist and all required
submittal items listed therein.
2. Completed Village 8 West Design Review Compliance Checklist (see Exhibit 9.1), which shall be
used to evaluate the proposed project’s conformance with the adopted SPA Plan and Village 8 West
Landscape Master Plan (See Section 9.3.6), and Town Center Master Precise Plan (See Section 9.3.7),
as applicable.
3. Other required Documents, Exhibits, and Plans:
Lighting Plan including location, type, and hooding devices (if any) to shield adjoining properties.
Color and Materials Board.
Site Photographs.
Written statement, and/or exhibits as applicable, indicating compliance with applicable required
EIR mitigation measures; and SPA and subdivision conditions of approval.
4. Additional items required with application and to be updated upon project approval include the following:
Completed monitoring tables, as required herein; including: Residential and Non-residential
Monitoring Tables.
Planning area build-out concept plans if project does not include an entire planning area.
Technical studies or information as required to demonstrate CEQA compliance or compliance with
City Regulations.
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9-10 Draft
Exhibit 9.1 - Village 8 West Design Review Compliance Checklist
Has the project complied with all of the submittal requirements for Design Review (Chapter 9)?
Building Height: Is the building height consistent with the Transect Standards (Chapter 3)?
Building Setback: Is the building setback from the street consistent with the Transect Standards
(Chapter 3)?
Building Use: Are the proposed uses within the building consistent with the permitted land uses for the
transect (Chapter 3)?
Intensity: Is the intensity consistent with the Site Utilization Plan (SPA Plan) and the latest Intensity
Monitoring Tables (Appendix J)?
Intensity Transfer: Will an Intensity Transfer be required? If so, has the Zoning Administrator approved
the transfer?
Parking: Does the building provide adequate parking spaces for the intended uses, based on
(circle one):
A shared or managed parking program previously approved;
An adequate shared or managed parking program submitted with the application;
Conventional City parking standards; or,
Building Type Standards (Chapter 3)
Parking circulation design: Is the design of parking circulation, gates, backup spacing, turning radii, and
stacking distances adequate for the intended use(s)?
Parking Space Sizes: Are the parking space sizes adequate for the use(s) intended?
On Street Parking: If on street parking is being used to satisfy part of the parking requirement, have
these spaces been used for a previously approved project?
Parking Structure: If a parking structure is proposed that fronts on the street, has the street level been
designed to enhance a pedestrian’s experience by (circle all that apply):
Appearance softened with landscaping;
Street level shops or uses other than parking structure;
Architecturally treated to provide an attractive finished look or art wall; or,
Other acceptable technique.
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exhibit 9.1 - Village 8 West Design review Compliance Checklist (Continued)
Loading Areas: Are the loading areas designed to minimize disruption to pedestrian and
vehicular traffic?
Trash: Are trash receptacles adequately located out of or screened from public view?
Encroachments: If encroachments into the public right-of-way are being proposed, do these
encroachments create any unacceptable public risks that are not addressed by the application? Has an
encroachment permit been submitted?
Parks: Is the project consistent with the park requirements?
Affordable Housing: Is the project consistent the Village 8 West SPA Affordable Housing Plan?
Subdivision: Does the project comply with the Conditions of Approval for the subdivision?
Landscaping: Does the project comply with the landscape requirements and the Village 8 West
Landscape Master Plan (See Section 9.3.6), and Town Center Master Precise Plan (See Section 9.3.7),
as applicable?
Lighting: Does the lighting plan describe the location, type, and shielding required to minimize impacts
to adjoining properties (See Section 4.2.5)?
Architecture: Is the architectural design consistent with the community design requirements for each
Transect (Chapter 4)?
Pedestrian System: Does the project integrate with the pedestrian system?
Property Ownership: Does the project require approval from other property owners and has this
approval been submitted (Chapter 9)?
Recommendation: Has a recommendation for approval, modification or denial of the proposed project
been provided from the Master Developer (Chapter 9)?
Monitoring Tables: Have the Monitoring Tables been provided as required (Chapter 9)?
Design Review: Does the project require Design Review by the Planning Commission or Zoning
Administrator (Chapter 9)?
Water Quality: Do the plans demonstrate consistency with any applicable approved on-site Best
Management Practices (BMPs) and Low Impact Development (LID) design strategies in conformance
with the City’s Storm Water Manual?
Otay Ranch Village 8 West SPA
9-12 Draft
B. Intensity Transfers
Application for Intensity Transfers shall be made to the Zoning Administrator by written request together
with supporting documentation, a fee, or deposit in accordance with the City fee schedule for Design Review,
along with an agreement to pay any additional costs that may be required to review the application.
The Neighborhood Builder shall be required to submit the following items (number as required for
Design Review):
Written project description with statistics indicating the scope of the intensity transfer from
and to which planning area;
Updated Site Utilization table;
Letter of recommendation for approval, modification, or denial of the intensity transfer from
the Master Developer;
Written evidence of approval from all property owners that are affected by the proposed
intensity transfer;
Written statement(s) or updated reports from qualified professionals indicating that the
transfer will not exceed the capacity of planned infrastructure;
Written statement and/or applicable exhibits demonstrating compliance with applicable
required EIR mitigation measures, and SPA and subdivision conditions of approval.
After intensity transfer is approved, the Neighborhood Builder shall provide the updated SPA
documents (text, tables, and exhibits) in the number determined by the Development
Services Director.
The Zoning Administrator shall take one of the actions listed below:.
a. Approve the application as submitted;
b. Approve the application with certain conditions;
c. Deny the application.
The action of the Zoning Administrator on an intensity transfer may be appealed in the same manner as
provided for an appeal of a Design Review action. The Zoning Administrator shall approve the transfer by
dating and signing the Intensity Monitoring Tables submitted by the Neighborhood Builder and attaching
any applicable conditions of approval. Copies of approved Monitoring Tables shall be maintained with the
Village 8 West SPA documents as Appendix J. Approval of Intensity Transfers are not subject to review by the
Planning Commission and shall occur prior to approval of the Design Review application.
C. Site Plan and Architectural Review
Site Plan and Architectural Review shall comply with the provisions set forth in the Chula Vista Municipal
Code Section 19.14.420.
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9.3.4 Permits, Variances, and zoning Applications
The following permits, variances, and zoning applications shall be subject to the applicable administrative
procedures described in Chula Vista Municipal Code Section 19.14:
A. Conditional Use Permits.
B. Zoning Permits.
C. Variances.
D. Home Occupations.
9.3.5 Subdivisions Standards and Procedures
Tentative maps, parcel map, and final maps shall be consistent with the development standards set forth by
the Village 8 West SPA document and shall be processed in accordance with the procedures and submittal
requirements set forth in Title 18 of the City of Chula Vista Municipal Code.
9.3.6 Village 8 West Landscape Master Plan
The Master Developer shall submit a Village 8 West Landscape Master Plan. The Village 8 West Landscape
Master Plan may exclude the Town Center from the Landscape Master Plan if all of the requirements for a
Landscape Master Plan for the Town Center are provided for within the Village 8 West Town Center Precise
Plan. A reference shall be added to the The Village 8 West Landscape Master Plan directing the reader to the
Village 8 West Town Center Precise Plan if applicable.
The purpose of the Landscape Master Plan is to provide an overall basis for reviewing specific landscape
design at the site planning and public improvements stages. Except for the provisions set forth herein, the
requirements for the application, review, and approval process shall comply with Chula Vista Municipal Code
Section 19.14.485.
9.3.7 Village 8 West Town Center Master Precise Plan
The Master Developer shall submit a Village 8 West Town Center Master Precise Plan prior to final maps
for the Village 8 West Town Center. The purpose of the Master Precise Plan is to coordinate the spatial
relationship between buildings, structures, landscaping, and public spaces as well as ensure a unified design
theme for signage, lighting and street furniture in order to implement the SPA’s vision of creating a pedestrian
friendly Town Center. The Master Precise Plan provides an overall basis for reviewing specific site plan
applications and proposed public improvements within the Town Center. Except for the provisions set forth
herein, the requirements for the application, review, and approval process of the Master Precise Plan shall
comply with Chula Vista Municipal Code Section 19.56.042 through 19.56.048. No other Master Precise
Plans shall be required within the Village 8 West SPA.
Otay Ranch Village 8 West SPA
9-14 Draft
9.4 enFOrCe MenT
The City shall enforce the Development Code contained herein in accordance with the enforcement authority
provided by the City’s Charter and Municipal Code
9.5 MOnITOrInG AnD UPDATeS
As provided in the Village 8 West SPA Plan, a range of residential and non-residential intensities are planned
within the Village 8 West SPA. As provided in Section 9.3.1.B of this SPA document, transfers between
planning areas may occur during development. These changes must be monitored to ensure compliance with
the overall approvals of the project and the provision of certain population-based public facilities. Changes
that include an increase in the number of residential units will require a corresponding increase in such
facilities and a decrease in residential units will require a corresponding decrease in facility requirements.
In order to ensure continuing compliance with required standards, the Development Services Director shall
maintain an administrative record beginning with the initial SPA Plan approval. The administrative record
documents the assignment of intensity to the various Village 8 West planning areas and the intended
compliance strategy for population based public facilities. This record shall be updated with each design
review approval and/or intensity transfer as an administration action following such approval. The required
monitoring tables are provided as Appendix J, along with the required Record of Design Review Approvals.
The current administrative monitoring record and the associated changes, if any, shall be provided to the
decision making body at the time of each design review approval and/or density/intensity transfer. No
proposal that would jeopardize compliance with population based public facility standards shall be
approved. The Neighborhood Builder for any Design Review application must submit the proposed
monitoring tables. After approval, The Development Services Director shall maintain these as the official
monitoring records in Appendix J, and in digital form, accessible to other City Departments and to Village 8
West Neighborhood Builders.
GDP Compliance
Chapter 10
GDP Compliance
November 2013 10-1
10.1 InTrODUCTIOn
The adopted Otay Ranch General Development Plan establishes goals and objectives for land use; mobility;
housing; parks, recreation, open space; public facilities; safety; phasing; and resource protection, conservation
and management. This chapter provides a re-statement of the GDP goals and objectives followed by an
explanation of how they are implemented by the Village 8 West SPA.
10.2 L AnD USe
Goal: Develop comprehensive, well-integrated and balanced land uses that are compatible
with the surroundings.
Objective: Provide a well-integrated land use pattern which promotes both housing and employment
opportunities, while enhancing the unique environmental and visual qualities of the Otay Ranch.
Objective: Provide a wide range of residential housing opportunities, from rural and estate homes to high-
density multi-family projects and affordable housing. Provide a balanced and diverse residential
land use pattern for the Otay Valley Parcel which promotes a blend of multi-family and single-
family housing styles and densities, integrated and compatible with other land uses in the area.
Objective: Provide development patterns complementary to the adopted plans and existing development of
the adjacent communities.
INSERT PICS OF OTAY RANCH SIGNAGE
10 - GDP Compliance
Otay Ranch Village 8 West SPA
10-2 Draft
Implementation:
The land use plan for Village 8 West supports these GDP goals and objectives by providing a
diverse range of housing and employment opportunities. The plan adheres to the GDP specific
directives for Villages 8 West that creates an intensified village core (composed of mixed-use,
commercial, elementary school, neighborhood park, town square and residential land uses) and
residential neighborhoods that offer a variety of housing styles and densities.
The organization of the land uses within the Village 8 West meets the objectives of integration
and compatibility of land uses within villages and with adjacent communities. Housing and
employment are combined as “mixed uses” in the Town Center.
The Village 8 West Plan supports the objective of enhancing the unique environmental and
visual qualities of Otay Ranch. The Village 8 West SPA Plan generally conforms to the natural
topography of the site and maintains views towards open space and distant mountains.
Goal: Environmentally sensitive development should preserve and protect significant
resources and large open space areas.
Objective: Provide land use arrangements which preserve significant natural resource areas, significant
landforms and sensitive habitat.
Implementation:
These goals and objectives will be met through preservation of open space areas in the
southerly portions of Village 8 West. Village 8 West is sited within land area designated for
development that does not contain significant natural resources. Transect planning has been
applied to the site to create a gradual transition toward lower densities in areas adjacent
to the Otay River Valley and the MSCP Preserve. Proposed development adjacent to these
areas consists of compatible uses with appropriate design, landscaping, drainage, and other
development standards sensitive to the environment. Furthermore, as part of the development
process, Otay Land Company has contributed significant land dedications for protection of the
adjacent environmentally sensitive land in the MSCP Preserve.
GDP Compliance
November 2013 10-3
Goal: Reduce reliance on the automobile and promote alternative modes of transportation.
Objective: Develop villages and town centers which integrate residential and commercial uses with a mobility
system that accommodates alternative modes of transportation, including pedestrian, bicycle, low-
speed/neighborhood electric vehicle, bus, rapid transit, and other modes of transportation.
Objective: Develop residential land uses which encourage the use of alternative modes of transportation
through the provision of bus and rapid transit right-of-way, and the inclusion of a bicycle and
pedestrian network.
Objective: Commercial uses should be sized to meet the needs of the immediate and adjacent villages and
town centers. Village and Town Center commercial land uses preempt large regional commercial
opportunities within villages and town centers and relegate them to the EUC or freeway
commercial areas.
Objective: Develop the Eastern Urban Center to promote alternative modes of transportation. Specifically,
through the provision of light rail right-of-way and the incorporation of multi-model access from
residential neighborhoods and villages.
Implementation:
Land uses within Village 8 West are designed to provide for the daily needs of the residents by
including uses such as mixed use, community purpose facility, park, and school uses, The provision
for a land use mix that minimizes the need for automobile travel coupled with the pedestrian-
oriented design of the village are two ways the plan meets the GDP goals and objectives. The
Town Center incorporates transit routes through the SPA. Village 8 West provides for future
dedicated transit lanes along Main Street, through the Town Center. Two stops/stations, one for
each direction of travel have also been provided within the Town Center.
Otay Ranch Village 8 West SPA
10-4 Draft
Goal: Promote village and town center land uses which offer a sense of place to residents
and promotes social interaction
Objective: Organize Otay Ranch into villages and town centers, each having its own identity and sense
of place.
Objective: The design of the Otay Ranch should promote variety and diversity at the village or town center
scale, while providing a sense of continuity through the use of unifying design elements.
Objective: Promote a diverse range of activities and services to encourage a mixture of day/night and
weekday/weekend uses.
Implementation:
Village 8 West meets these goals and objectives by providing an intensified village core. Land uses
within the village core include mixed use commercial and high density residential, community
purpose facilities, elementary school, and parks. The land uses, coupled with a set of design
guidelines that control the quality and appearance of buildings and landscaping create the Village
identity and establish it as a recognizable place. Community is created as people come to live,
work, shop, and play in the village. The village will incorporate Ranch-wide design elements such
as signage and landscaping to connect it with the other villages of Otay Ranch.
Goal: Diversify the economic base within Otay Ranch.
Objective: Create an economic base that will ensure there is adequate public revenue to provide
public services.
Objective: Create an Eastern Urban Center within the Otay Valley Parcel and encourage the development of a
retail base for the planning area, but not to the detriment of existing regional and local
commercial centers.
Objective: Create a Regional Technology Park (RTP) and other business parks that offer employment
opportunities for area residents which complements, rather than substitutes for industrial
development on the Otay Mesa.
Implementation:
The Village 8 West site plan contributes to the economic base with neighborhood-serving
businesses. The Town Center will provide a significant employment center for the area. The Town
Center will also provide the opportunity for employers to locate jobs within walking distance of
a diverse mix of housing, retail, and transit stops/stations. Mixed-use development provides clear
diversification of non-residential uses, in an exciting urban setting.
GDP Compliance
November 2013 10-5
Goal: Promote synergistic uses between the Villages and Town Centers of the Otay Ranch to
provide a balance of activities, services and facilities. (Page 65)
Objective: Develop individual villages and town centers to complement surrounding villages/town centers.
Objective: Select villages/town centers to provide activities and uses which draw from surrounding villages/
town centers. Uses serving more than one village, such as a cinema complex, should be located in
a village core or town center that has convenient access to adjacent villages/town centers.
Implementation
Village 8 West will provide a balance of activities, services, and facilities with the Town Center.
The Town Center land uses provide commercial and mixed uses, such as retail, restaurants, etc.,
which will serve surrounding Villages.
Goal: Organize land uses based upon a village/town center concept to produce a cohesive,
pedestrian friendly community, encourage non-vehicular trips, and foster interaction
amongst residents. (Page 95)
Implementation:
Village 8 West incorporates the Village concept, in an intensified land use pattern. All areas of the
plan are connected by an extensive sidewalk and bikeway system. These pedestrian and bicycle
routes reinforce a pedestrian friendly concept as well as promote the use of alternative modes of
transportation. By reducing the need for an automobile, people will have opportunities to interact
with their neighbors and other residents of the village as they walk or ride to their destinations. The
location of medium and high-density residential, elementary school, shopping, work, entertainment
and neighborhood park uses near the village core will also encourage
non-vehicular trips.
Otay Ranch Village 8 West SPA
10-6 Draft
10.3 MOBILITy (GDP SeCTIOn II.2.8.1)
Goal: Provide a safe and efficient transportation system within Otay Ranch with
convenient linkages to regional transportation elements abutting the Otay Ranch.
Objective: Ensure timely provision of adequate local circulation system capacity to respond to planned
growth, maintaining acceptable levels of service (LOS).
Objective: Plan and implement a circulation system such that the operational goal of Level of Service “C” for
circulation element arterial and major roads and intersections can be achieved and maintained
outside villages cores and town centers. Sections of Main Streets and internal village streets/roads
are not expected to meet this standard.
Objective: Encourage other transportation modes through street/road design standards within the village,
while accommodating the automobile. Design standards are not focused on achieving LOS
standards or providing auto convenience.
Objective: Provide an efficient circulation system that minimizes impacts on residential neighborhood and
environmentally sensitive areas.
Implementation:
Streets surrounding and internal to Village 8 West are designed in compliance with the goals
and objectives of the GDP. Street design and phasing strives to provide balanced, efficient, and
appropriate levels of service for all modes of transportation. The village circulation system provides
for accommodation of public transportation. Internal streets will be designed to accommodate
bicycles, and a series of pedestrian paths are provided throughout the village to provide
alternatives to automobile travel. The Village 8 West plan utilizes various circulation elements such
as couplets and bulb-outs to promote pedestrian safety and comfort.
Goal: Achieve a balanced transportation system which emphasizes alternatives to
automobile use and is responsive to the needs of residents.
Objective: Study, identify, and designate corridors, if appropriate, for transit facilities.
Objective: Promote alternative forms of transportation, such as bicycle and low speed electric vehicle paths,
riding and hiking trails, and pedestrian walkways as an integral part of the circulation system.
Implementation:
The land plan for Village 8 West has been created to de-emphasize the automobile and adapt to
transit opportunities, with a balanced transportation system. Pedestrian circulation for both plans
is a key design component. The Village 8 West SPA has provided for future dedicated transit lanes
and two stops/stations (one in each direction) along Main street, through the Town Center to
implement these objectives.
GDP Compliance
November 2013 10-7
10.4 HOUSI nG (GDP SeCTIOn II.2.8.2.)
Goal: Create a balanced community exemplified by the provision of a diverse range of
housing styles, tenancy types and prices. (Page 239)
Objective: Provide a variety of housing opportunities sufficient to meet a proportionate share of the Regional
Share allocation of housing.
Objective: Each Otay Ranch Village will proportionately assist the appropriate land use jurisdiction to
meet or exceed Otay Ranch’s share of the 5-year Regional Share allocation as provided by each
jurisdiction’s Housing Element.
Implementation:
The Village 8 West land plan will conceptually meet these goals and objectives by providing a wide
variety of housing types, including affordable housing. Proposed housing includes apartments,
townhomes, condominiums, attached housing (duplexes and/or triplexes), small lot single-family,
and conventional lot single family residential.
Goal: The provision of sufficient housing opportunities for persons of all economic,
ethnic, religious and age groups, as well as those with special needs such as the
handicapped, elderly, single parent families and the homeless.
Objective: Ensure that the Otay Ranch provides housing opportunities sufficient to meet a proportionate share
of identified special housing needs, and applies fair housing practices for all needs groups in the
sale, rental, and advertising of housing units.
Implementation:
Village 8 West will contain a wide variety of housing types ranging in density from low-medium
to high. The variety of housing types will accommodate families, singles, and those with special
housing needs, including the handicapped and the elderly. The project is required to meet all
State of California handicap accessibility requirements. Fair housing practices will be employed in
the sale, rental and advertising of all units. In addition, an Affordable Housing Program has been
prepared in conjunction with this SPA document. Ten percent (10%) of all units within the Village 8
West SPA will be income qualified homes.
Otay Ranch Village 8 West SPA
10-8 Draft
10.5 PArkS, reCreATIOn, OPen SPAC e (GDP SeCTIOn II.2.8.3)
Goal: Provide diverse park and recreational opportunities within Otay Ranch which meet
the recreational, conservation, preservation, cultural and aesthetic needs of project
residents of all ages and physical abilities.
Objective: Identify park, recreational and open space opportunities, where appropriate, to serve the South
County region and San Diego County as a whole.
Objective: Maximize conservation, joint uses and access and consider safety in the design of
recreational facilities.
Objective: Provide neighborhood and community park and recreational facilities to serve the recreational
needs of local residents.
Implementation:
Contributions to the Otay Ranch Community Park, one neighborhood park, and a town square
will provide residents of all ages and physical abilities with both active and passive recreational
opportunities. In addition, common open space areas are required for all multi-family uses
within the SPA.
GDP Compliance
November 2013 10-9
10.6 CAPITAL FACILITIeS (DP SeCTIOn II.2.8.4)
Goal: Assure the efficient and timely provision of public services and facilities of
developable areas of Otay Ranch concurrent with need.
Objective: Ensure that the pace and pattern of residential, commercial and other non-residential development
is coordinated with the provision of adequate public facilities and services.
Objective: Permit development only through a process that phases construction with the provision of
necessary infrastructure prior to or concurrent with need.
Objective: Development projects shall be required to provide or fund their fair share of all public facilities
needed by the development.
Objective: “Enhanced Services” may be provided to specified geographic areas of the Otay Ranch. These are
services that exceed the normal or standard level of services provided to the jurisdiction as
a whole.
Objective: The City of Chula Vista and the County of San Diego shall enter into a Master Property Tax
Agreement covering all annexations within an agreed-upon geographic area in Otay Ranch. That
Agreement shall consider the distribution of property tax revenues, as well as the allocation of
total project revenues between the City and the County in accordance with the following policies.
Objective: As a general guideline, efforts should be made to keep the effective tax rate (ETR), including all
property taxes and special assessments, not to exceed 2% of the assessed value of the property.
Objective: Monitor the impacts of growth and development on critical facilities and services to ensure that
necessary infrastructure is provided prior to or concurrent with need.
Implementation:
The Village 8 West SPA meets these goals and objective through a plan that phases development
with infrastructure improvements. The developer will participate in fair-share funding of facilities.
Otay Ranch Village 8 West SPA
10-10 Draft
10.6.1 Drainage Facilities
Goal: Provide protection to the Otay Ranch project area and surrounding communities from
fire, flooding and geologic hazards. (Page 267)
Objective: Individual projects will provide necessary improvements consistent with the National Flood
Insurance Program, Drainage Master Plan(s) and Engineering Standards.
Objective: Storm Water flows shall be controlled and conveyed based on statistical models and engineering
experience, as specified in the City Engineering Standards consistent with NPDES Best
Management Practices.
Objective: Reduction in the need for construction of flood control structures
Objective: Preservation of the floodplain environment from adverse impacts due to development.
Objective: Require onsite detention of storm water flows such that existing downstream structures will not
be overloaded.
Implementation:
The grading and drainage plans for Village 8 West will meet these goals and objectives by sizing
drainage facilities appropriately to convey the generated flows and detain run-off as required.
The development limits will avoid encroaching into floodways to decrease the potential of flood
damage and minimize impact to flood plains. The plans provide for protection of adjacent, lower
elevation sensitive habitats.
10.6.2 Sewerage Facilities
Goal: Provide a healthful and sanitary sewerage collection and disposal system for the
residents of Otay Ranch and the region, including a system designed and constructed
to accommodate the use of reclaimed water.
Objective: The ongoing planning, management and development of sewerage conveyance, treatment and
disposal facilities to adequately meet future demands.
Objective: Assure that wastewater treatment plans are consistent with sewerage master plans.
Objective: Sewage disposal systems should maximize the provision and utilization of reclaimed water.
Implementation:
The sewage system plans for Village 8 West will be in compliance with the Otay Ranch master
plans for sewer and recycled water. If the City Engineer makes the findings that there is no
capacity in the sewer treatment system, building permits may not be issued.
GDP Compliance
November 2013 10-11
10.6.3 Integrated Solid Waste Management Facilities
Goal: Provide solid waste facilities and services which emphasize recycling of reusable
materials and disposal of remaining solid waste so that the potential adverse impacts
to public health are minimized.
Objective: Reduce the volume of waste to be landfilled by 30% by 1995 and by 50% by 2000.
Implementation:
During construction, solid waste disposal and recycling of materials will adhere to best
management practices and City standards. Curb-side recycling for residents and businesses will
be provided to the SPA by Allied Waste. Recycling containers will also be provided throughout the
Town Center as part of the street furniture program.
10.6.4 Urban runoff Facilities
Goal: Ensure that water quality within the Otay Ranch project area is not compromised.
Goal: Ensure that the City of San Diego’s water rights within the Otay River watershed shall
not diminish.
Implementation:
The drainage plans for Village 8 West will provide for management and containment of
urban runoff in conformance with City and regional water quality and environmental
protection standards. The project shall comply with the hydromodifcation control requirements of
the National Pollutant Discharge Elimination Systems (NPDES) Municipal Permit issued by the San
Diego Regional Water Quality Control Board; the Development Storm Water Quality Manual; and
in particular, the CVMC Chapters 14.20 and 15.04.
The second goal does not apply to this project.
Otay Ranch Village 8 West SPA
10-12 Draft
10.6.5 Water Facilities
Goal: Ensure an adequate supply of water for build-out of the entire Otay Ranch project
area; design the Otay Ranch project area to maximize water conservation.
Objective: Ensure an adequate supply of water on a long-term basis prior to the development of each phase
of the Otay Ranch Project Area.
Objective: Ensure infrastructure is constructed concurrently with planned growth, including adequate storage,
treatment, and transmission facilities, which are consistent with development phasing goals,
objectives and policies, and the Service/Revenue Plan.
Objective: Ensure that water quality within the Otay Ranch Project Area is not compromised, consistent with
NPDES Best Management Practices, and the RWQCB Basin Plans.
Objective: Promote water conservation through increased efficiency in essential uses and use of low water
demand landscaping.
Objective: Encourage suppliers to adopt a graduated rate structure designed to encourage water
conservation.
Implementation:
Water facilities will be phased in conformance with street improvements and sewer facilities. A
Water Conservation Plan is incorporated as Appendix G. Recycled water will be used to irrigate
appropriate spaces within parks and open space areas. The SPA requires all landscaping to comply
with the City’s Landscape Water Conservation Ordinance (CVMC §20.12).
10.6.6 Water reclamation Facilities
Goal: Design a sewerage system which will produce reclaimed water. Ensure a water
distribution system will be designed and constructed to use reclaimed water.
Construction of a “dual system” of water supply will be required for all development
where reclaimed water is used.
Objective: Encourage development of public and private recreational uses that could utilize reclaimed water.
Implementation:
A Recycled Water Plan has been prepared and incorporated as part of the SPA approval process. A
SAMP for the project includes recycled water facilities.
GDP Compliance
November 2013 10-13
10.6.7 Arts and Cultural Facilities
Goal: Plan sites for facilities dedicated to the enhancement of the arts at the community
level that can contain indoor and outdoor facilities capable of supporting community
theater, training and exhibition of art and sculpture, musical training and concerts,
film and cultural festivals, public meetings, and other community events.
Implementation:
The Village 8 West land plan provides areas for indoor and outdoor facilities including contributions
to a Otay Ranch Community Park, a neighborhood parks, a town square, and a community purpose
facility site. These facilities will be able to accommodate art and cultural events. In addition, the
Town Center permits art galleries, studios, and similar uses.
10.6.8 Cemetery Facilities
Objective: Identify and preserve adequate cemetery sites to serve the Otay Ranch Project Area.
Implementation:
A cemetery site is not proposed in Village 8 West.
10.6.9 Child Care Facilities
Goal: Provide adequate child care facilities and services to serve the Otay Ranch project
area.
Objective: Identify sites for child care and pre-school facilities adjacent to or part of public and private
schools, religious assembly uses, employment areas, and other locations deemed appropriate.
Implementation:
Childcare facilities can be accommodated in or adjacent to the mixed use, commercial, elementary
school, and neighborhood park land use areas. Small family day care is also a permitted use
within residential areas, provided adequate outdoor play area and other design guideline and
development regulations criteria can be met. Large family day care will be allowable subject to a
Large Family Daycare (LFD) permit.
Otay Ranch Village 8 West SPA
10-14 Draft
10.6.10 Health and Medical Facilities
Goal: Ensure provision of and access to facilities which meet the health care needs of Otay
Ranch residents.
Objective: Identify a general location within Otay Ranch for public and private health service organizations,
charities, and private adult care and mental care facilities.
Implementation:
Senior congregate care and health care offices and clinics are permitted uses within the mixed-use
Town Center.
10.6.11 Community and regional Purpose Facilities
Goal: Designate areas within the Otay Ranch project area for religious, ancillary private
educational, day care, benevolent, fraternal, health, social and senior services,
charitable, youth recreation facilities, and other County regional services.
Implementation:
The Town Center area and the Community Purpose Facility site will provide potential locations for
these uses. Parks may also be available to share facilities with community-serving organizations.
10.6.12 Social and Senior Services Facilities
Goal: Ensure that Otay Ranch project area residents have adequate access to sources of
governmental and private social and senior service programs.
Objective: Social and senior service facilities should be sited within Otay Ranch to either provide direct service
access or to provide community service information to each village to educate the public regarding
available services.
Objective: Siting of new facilities and expansion of existing social or senior services facilities will be
planned to most effectively serve the clients of each social and senior service activity as part of a
comprehensive social and senior delivery system.
Implementation:
Social and senior service needs can be met within allowable Village 8 West use areas and the
mixed-use town center. This includes mixed use commercial, private recreation facilities, and
park land uses. Shared use may be available with the schools.
GDP Compliance
November 2013 10-15
10.6.13 Animal Control Facilities
Goal: Ensure that the community of Otay Ranch is served by an effective animal control
program that provides for the care and protection of the domestic animal population,
safety of people from domestic animals, and the education of the public regarding
responsible animal ownership.
Objective: Participate in programs to provide animal control facilities sufficient to provide adequate shelter
space per Otay Ranch swelling unit.
Implementation:
Village 8 West will make provision for participation in City programs for provision of animal control.
Private and public facilities can be accommodated in the mixed-use town center.
10.6.14 Civic Facilities
Goal: Assure the efficient and timely provision of public services and facilities to
developable areas of the Otay Ranch project area concurrent with need, while
preserving environmental resources of the site and ensuring compatibility with the
existing character of surrounding communities. Integrate different types of public
facilities where such facilities are compatible and complementary.
Implementation:
This goal will be met through implementation of the Village 8 West Public Facilities Finance
Plan (PFFP).
10.6.15 Correctional Facilities
Goal: Prevent injury, loss of life and damage to property resulting from crime occurrence
through the provision of justice facilities.
Objective: Make provisions for justice facilities, including jails, courts, and police facilities adequate to serve
the Otay Ranch Project Area.
Implementation:
Village 8 West does not contain justice facilities but police facilities can be located in the mixed-use
town center.
Otay Ranch Village 8 West SPA
10-16 Draft
10.6.16 Fire Protection and emergency Services Facilities
Goal: Provide protection to the Otay Ranch project area and surrounding communities from
the loss of life and property due to fires and medical emergencies.
Objective: Provide sufficient fire and emergency service facilities to respond to calls within the Otay Ranch
urban communities within a 7-minute response time in 85% of the cases.
Implementation:
This goal will be met through implementation of the Public Facilities Finance Plan and Fire
Protection Plan, which have been provided in conjunction with this SPA plan. Additionally, the
circulation design of Village 8 West facilitates emergency vehicle access to all areas of the villages.
10.6.17 justice Facilities
Goal: Prevent injury, loss of life and damage to property by having adequate justice
facilities to serve Otay Ranch residents.
Objective: Cooperate with the County to identify an equitable funding method for the development of justice
facilities based on the needs of Otay Ranch and their benefit to Otay Ranch residents.
Objective: Justice facilities serving Otay Ranch residents will be sited in appropriate locations and in a timely
manner, irrespective of jurisdictional boundaries.
Objective: Enhance public safety by utilizing land use and site design techniques to deter criminal activity.
Implementation:
Village 8 West will not contain justice facilities; However, the design of Village 8 West fosters
community interaction and awareness that deters criminal activity. Design techniques include “eyes
on the street” orientation of commercial, mixed use, and residential uses towards the street and
placement of parks and paths as focal points in the community. These techniques minimize hidden
locations where criminal activity may occur.
GDP Compliance
November 2013 10-17
10.6.18 Law enforcement Facilities
Goal: Protection of life and property and prevention of crime occurrence.
Objective: Make provisions for criminal justice facilities, including jails, courts, and police facilities adequate to
serve the Otay Ranch Project Area.
Objective: Enhance conditions for public safety by utilizing land use and site design techniques to deter
criminal activity and promote law enforcement.
Objective: Site law enforcement facilities to appropriate locations in order to serve the population.
Implementation:
Village 8 West will contribute an equitable financial share to the Otay Ranch law enforcement
facilities as identified in the PFFP.
10.6.19 Library Facilities
Goal: Sufficient Libraries to meet the information and education needs of Otay Ranch residents.
Objective: Provide high quality and contemporary library facilities and services, which meet the needs of the
entire Otay Ranch Project Area.
Objective: City of Chula Vista: 500 square feet of adequately equipped and staffed library facilities per
1,000 populations.
Objective: County of San Diego: 350 square feet (gross) of adequately equipped and staffed regional/area
library facilities per 1,000 populations.
Objective: Otay Ranch libraries will be equitably financed by all new development that will benefit from
the facilities.
Implementation:
Library facilities are a permitted as an ancillary use to any of the many schools within or
immediately adjacent to the SPA. In addition, all development within Village 8 West is subject to
a Development Impact fee, which is used to fund improvements such as libraries and other public
facilities.
Otay Ranch Village 8 West SPA
10-18 Draft
10.6.20 School Facilities
Goal: Provide high quality, K-12 educational facilities for Otay Ranch residents by
coordinated planning of school facilities with the appropriate school district.
Goal: Coordinate the planning of adult educational facilities with appropriate district.
Objective: School facilities shall be provided concurrently with need and integrated with related facility needs,
such as childcare, health care, parks, and libraries, where practical.
Objective: Provide school district with 12- to 18-month development plan and 3- to 5-year development
forecasts so that they may plan and implement school building and/or allocation programs in a
timely manner.
Implementation:
Two potential school sites are provided within Village 8 West to fulfill the demand for education
facilities in the area. Adult education facilities can be accommodated in the mixed use and
commercial facility sites or as a shared use with the public schools.
10.7 AIr QUALITy (GDP SeCTIOn II.2.8.5)
Goal: Minimize the adverse impacts of development on air quality.
Implementation:
The Village 8 West Air Quality Improvement Plan provides measures to meet this goal. The plan
addresses improvement measures including job/housing balance, transit access, alternative travel
modes, building construction methods, and educational programs. The SPA has been designed
to offer residents numerous alternative methods of transportation, including public transit and
pedestrian paths, which connect residential neighborhoods to the Town Center as well as to other
areas outside of the villages. A mix of uses promotes walking and decreases car trips and
air pollution.
GDP Compliance
November 2013 10-19
10.7.1 Commuter Trip Management
Goal: Create a safe and efficient multi-modal transportation network which minimizes the
number and length of single passenger vehicle trips.
Objective: Minimize the number and length of single passenger vehicle trips to and from employment and
commercial centers to achieve an average of 1.5 persons per passenger vehicle during weekday
commute hours.
Implementation:
The Village 8 West SPA Plan incorporates a planned regional transit-corridor, accommodating a bus
line and stops with an extensive system of pedestrian and bike paths Employment and commercial
centers are located within the Town Center. Close proximity between work, shopping, and public
facilities within the village center reduces long trips out of the community for these needs and
density reduces trips altogether by making walking and transit a viable alternative.
10.7.2 Capacity Improvements
Objective: Expand the capacity of both the highway and transit components of the regional transportation
system to minimize congestion and facilitate the movement of people and goods.
Implementation:
Village 8 West will contribute to highway and transit improvements through the Transportation
Development Impact Fee (“TDIF”).
10.7.3 Bicycle System Design
Objective: Provide a safe, thorough and comprehensive bicycle network which includes bicycle paths between
major destinations within, and adjacent to, Otay Ranch
Implementation:
The Village 8 West SPA plan requires bicycle access to all internal streets. A network of bicycle lanes
along major perimeter roads offer routes to destinations outside of the villages.
Otay Ranch Village 8 West SPA
10-20 Draft
10.7.4 road Design
Objective: Design arterial and major roads and their traffic signals to minimize travel time, stops and delays.
Implementation:
The major roads surrounding and internal to Village 8 West have been designed in accordance
with City standards. Traffic signals will be located to facilitate traffic flow and to provide access to
neighboring land uses.
10.7.5 Planning and Land Development
Goal: Land development patterns which minimize the adverse impacts of development on
air quality. (Page 335)
Objective: Encourage mixed use development to promote linking of trips, reduce trip length and encourage
alternative mode usage.
Implementation:
Village 8 West has been designed with mixed-use development in accordance with village
concepts that promote alternatives to automobile use. The convenient village pedestrian path
system and internal streets, which are designed to accommodate bicycles, will encourage alternate
modes of travel.
10.7.6 Transit route and Facility Design
Objective: Facilitate access to public transit
Implementation:
Pedestrian and bicycle paths will link Village 8 West to public transit lines. A transit stop will be
located in the Town Center and additional bus stops will be provided around and/or within the
villages to offer residents and area employees an alternative mode of transportation.
10.7.7 Pedestrian Design
Objective: Encourage pedestrian traffic as an alternative to single vehicle passenger travel.
Implementation:
The extensive system of trails and pathways throughout the villages to destinations such as the
town center, schools and parks, the neighboring land uses, will encourage residents to walk rather
than drive. The mixed-use Town Center concept encourages pedestrian activity through design by
combining uses within walking distance.
GDP Compliance
November 2013 10-21
10.7.8 Building Design
Objective: Locate and design buildings within cores to facilitate transit and pedestrian access.
Implementation:
Buildings within Village 8 West are clustered to minimize walking distances and oriented to the
street to encourage pedestrian access. Paths within the Town Center link to future public
transit stations.
10.7.9 Parking Management
Objective: Manage parking facilities transit, ridesharing and pedestrian access.
Objective: Manage parking facilities to encourage a reduction in the number of single vehicle trips.
Implementation:
Parking areas within Village 8 West will be located to maintain a pedestrian-oriented village
streetscape and direct access. Parallel parking will be provided on public streets and within parking
lots and/or structures. Joint parking use may be proposed in the Town Center.
10.7.10 Street Configuration
Objective: Configure internal village streets to give pedestrian traffic a priority.
Implementation:
Village streets are designed for direct access and pedestrian comfort with sidewalks, landscaping,
and street furnishings. Streets may be narrowed to slow traffic and de-emphasize the automobile.
Bulb-outs at intersections will reduce vehicle speeds and improve pedestrian visibility.
10.7.11 Particulate emissions
Objective: Minimize particulate emissions, which are the result of the construction process.
Implementation:
This objective will be met through construction practices that control fugitive dust, minimize
simultaneous operation of construction vehicles and equipment, and use low-polluting equipment
to meet the AQMB (Air Quality Management Board) standards.
Otay Ranch Village 8 West SPA
10-22 Draft
10.7.12 energy Conservation
Objective: Minimize fossil fuel emission by conserving energy. (See Energy Chapter 10. Section E.)
Implementation:
Village 8 West is designed to provide alternate modes of travel and reduce vehicle trips to reduce
fossil fuel emissions.
10.8 nOISe (GDP SeCTIOn II.2.8.6)
Goal: Promote a quiet community where residents live without noise which is detrimental
to health and enjoyment of property.
Goal: Ensure residents are not adversely affected by noise.
Objective: Otay Ranch shall have a noise abatement program to enforce regulations to control noise.
Implementation:
The Village 8 West SPA establishes thresholds for various uses within the SPA. Sound abating
features, such as masonry walls and dual-glazed windows, will be provided as needed. City
standards for noise regulation and abatement shall be enforced.
10.9 SAF eTy (GDP SeCTIOn II.2.8.7)
Goal: Promote public safety and provide public protection from fire, flooding, seismic
disturbances, geologic phenomena and man made hazards in order to:
• Preserve Life, Health and Property;
• Continue Government Functions and Public Order;
• Maintain Municipal Services; and
• Rapidly Resolve Emergencies and Return the Community Normalcy and Public Tranquility.
(Page 341)
Implementation:
The SPA plan allows for safety related land uses including police and fire stations. Developers
are required to pay impact fees to finance the need for increased staff and services generated by
development in the SPA. Section 8.9.4 identifies additional Emergency Disaster Plan resources
available in the area.
GDP Compliance
November 2013 10-23
10.9.1 General Public Safety
Objective: Provide for the continuity of government and public order.
Objective: Maintain public services and ensure the rapid resolution of emergencies.
Objective: Minimize social and economic dislocations resulting from injuries, loss of life and property damage.
Implementation:
Future applications for development within Village 8 West will be required to utilize the
recommendations of technical studies, City codes and ordinances, and other policies and
regulations to plan for development that will promote the protection of life and property.
10.9.2 Seismic Disturbances
Objective: Provide public protection from earthquakes, rockslides, and liquefaction in order to minimize loss of
life, injury, property damage and disruption or community social and economic activity.
Implementation:
Site grading and construction shall be in accordance with the Uniform Building Code and the
Association of Structural Engineers of California to reduce the effect of seismic shaking to the
extent possible.
10.9.3 Floods
Objective: Prevent property damage and loss of life due to seiches, dam failure and heavy rains.
Objective: Preservation of the floodplain environment from adverse impacts due to development.
Implementation:
Areas proposed for development within Village 8 West are not located within a floodplain. Storm
water flows shall be controlled and conveyed in accordance with the Master Drainage Plan for
each village.
Otay Ranch Village 8 West SPA
10-24 Draft
10.9.4 Geologic Phenomena
Objective: Prevent property damage and loss of life due to landslides, rock falls, and erosion.
Implementation:
Development within Village 8 West is required by the SPA to utilize grading, erosion control, and
SWPPP (Storm Water Pollution Prevention Practices) that are consistent with this objective and
meet regulations and codes.
10.9.5 Fire, Crime, Health emergency, and Hazardous Substances
Objective: Prevent property damage and loss of life due to fire, crime or hazardous substances.
Implementation:
Village 8 West is planned to reduce potential affects of fire through adequate water supply,
street design that facilitates emergency vehicle access, fuel-modification landscape techniques,
and adequate location of fire facilities. Crime prevention is addressed through optimization of
community interaction and street activity and a minimization of secluded areas that could foster
crime. City codes and policies will be implemented and enforced to minimize potential affects of
hazardous substances.
GDP Compliance
November 2013 10-25
10.10 GrOWTH MAnAGeMenT (GDP SeCTIOn II.2.8.8)
Goal: Develop Otay Ranch villages to balance regional and local public needs, respond to
market forces, and assure the efficient and timely provision of public services and
facilities concurrent with need.
Objective: Coordinate the timing of the development of Otay Ranch villages to provide for the timely
provision of public facilities, assure the efficient use of public fiscal resources and promote the
viability of the existing and planned villages.
Implementation:
Village 8 West will be developed in phases that balance market forces with implementation of the
facilities, as identified by the Public Facilities Finance Plan.
10.11 reSOUrCe PrOTeCTIOn, COnSerVATIOn & MAnAGeMenT (GDP SeCTIOn II.2.8.9)
Goal: Establishment of an open space system that will become a permanent preserve
dedicated to the protection and enhancement of the biological, paleontological,
cultural resources (archaeological and historical resources), flood plain, and scenic
resources of Otay Ranch, the maintenance of long-term biological diversity, and
the assurance of the survival and recovery of native species and habitats within
the preserve, and to serve as the functional equivalent of the County of San Diego
Resource Protection Ordinance (RPO).
Objective: Identify sensitive and significant biological, cultural, paleontological, agricultural, and scenic
resources within Otay Ranch that require protection and/or management.
Objective: Preserve sensitive and significant biological, cultural, paleontological, flood plain, visual, and
agricultural resources.
Implementation:
Sensitive resources identified during SPA environmental analysis will be preserved as required.
Otay Ranch Village 8 West SPA
10-26 Draft
10.11.1 enhance and restore Sensitive resources
Objective: Enhance, restore, and re-establish sensitive biological resources (species and habitats) in disturbed
areas where the resources either formerly occurred or have a high potential for establishment.
Implementation:
CSS, MSS, and Jurisdictional Wetlands/Waters will be restored offsite within the Otay Ranch
Preserve in the project vicinity (Otay River Valley) consistent with the Otay Ranch GDP/EIR, Otay
Ranch RMP, and MSCP Subarea Plan/EIR.
10.11.2 Wildlife Corridors
Objective: Establish functional connections for onsite resources and integrate the Preserve into a larger
regional system.
Implementation:
The MSCP Preserve boundary is being respected. Onsite biological habitat being conserved
contributes to wildlife movement function associated with the Otay River Valley.
10.11.3 Preserve Management and Maintenance
Objective: Effectively manage the Preserve to protect, maintain, and enhance resources in perpetuity.
Implementation:
Preserve land will be maintained and preserved in accordance with the City’s RMP (Resource
Management Plan).
10.11.4 resource Preserve Land Uses
Objective: Identify permitted land uses within the Preserve.
Implementation:
The SPA defers to the Otay Ranch RMP,and MSCP Subarea Plan for determining land uses in the
Resource Preserve (T-1:OP)
GDP Compliance
November 2013 10-27
10.11.5 resource Preserve - Adjacent Land Uses
Objective: Identify allowable uses within appropriate land use designations for areas adjacent to the Preserve.
Implementation:
The SPA defers to the Otay Ranch RMP, MSCP Subarea Plan, and the Preserve Edge Plan for
determining land uses within the Preserve Edge (T-1:PE)
10.11.6 regulatory Framework for Future Uses
Objective: Provide a regulatory framework for future permitting by resource agencies and amendments to the
RMP.
Implementation:
Chapter 3 - Development Code requires all uses within the T-1: PE and OP zones be subject to the
requirements of the RMP
10.11.7 Physical resources
A. Mineral Resources
Goal: Encourage the completion of the extraction of mineral resources before conflicts with
planned development could occur.
Objective: Extract mineral resources so as not to impair other conservation efforts.
Implementation:
Mineral extraction does not occur in Village 8 West.
B. Soils
Goal: Minimize soil loss due to development.
Objective: Identify development activities, which present a large potential to create excessive runoff
or erosion.
Implementation:
Landform grading, slope stabilization, vegetation protection, revegetation and other techniques will
be employed to meet this goal and objective.
Otay Ranch Village 8 West SPA
10-28 Draft
C. Steep Slopes
Goal: Reduce impacts to environmentally sensitive and potential geologically hazardous
areas associated with steep slopes.
Objective: Research existing slope conditions prior to land development activities.
Implementation:
The final grading plan for Village 8 West will be based on a geotechnical study. The site grading
design will terrace the property to follow the natural grade elevation change. Manufactured slope
heights and forms will be in conformance with City ordinances and policies.
D. Floodways
Goal: Preserve floodways and undisturbed flood plan fringe areas.
Objective: Restore and enhance highly disturbed floodways and flood plains to regain former wildlife habitats
and retain/restore the ability to pass 100-year flood flows.
Objective: Preserve floodways and undisturbed flood plain fringe areas in their natural state where
downstream development will not be adversely affected.
Implementation:
The development plans for Village 8 West will avoid encroaching into floodways, and minimize
impact to flood plains.
E. Energy Conservation
Goal: Establish Otay Ranch as a “showcase” for the efficient utilization of energy resources
and the use of renewable energy resources.
Objective: Reduce the use of non-renewable energy resources within Otay Ranch below per capita non-
renewable energy consumption in San Diego County.
Implementation:
The design of Village 8 West encourages walking, bicycling, and public transit use to lower fuel
consumption. Air Quality, Non-renewable Energy Conservation, and Water Conservation Plans for
have been prepared in conjunction with this SPA Plan area will contribute to efficient use
of resources.
GDP Compliance
November 2013 10-29
F. Land Use
Objective: Provide land use patterns and protect features which result in the conservation of non-renewable
energy resources.
Implementation:
The land use pattern of Village 8 West and its relationship to surrounding land uses promotes
walking and cycling as alternatives to fuel consumptive automobile use. The Water Conservation
Plan and landscape design will promote efficient water use. The Non-Renewable Energy
Conservation Plan promotes efficient energy use and use of renewable energy resources.
G. Water Conservation
Goal: Conserve water during and after construction of Otay Ranch.
Objective: Reduce CWA water use within Otay Ranch to a level that is 75% of County-wide, 1989 per
capita levels.
Objective: Create a comprehensive framework for the design implementation and maintenance of water
conserving measures, both indoor and outdoor.
Objective: Develop an extensive water restoration and recycling system throughout the developed areas of
Otay Ranch.
Objective: Investigate traditional and non-traditional uses for reclaimed water and identify potential restraints
for reclaimed water use.
Objective: Comply with the water conservation standards and policies of all applicable jurisdictions.
Implementation:
Village 8 West will adhere to the provisions of the Water Conservation Plan prepared for each SPA.
Otay Ranch Village 8 West SPA
10-30 Draft
H. Astronomical Dark Skies
Goal: Preserve dark-night skies to allow for continued astronomical research and
exploration to be carried out at the County’s two observatories, Palomar Mountain
and Mount Laguna.
Objective: Provide lighting in heavily urbanized areas of the Otay Valley Parcel which ensures a high degree
of public safety.
Objective: Provide lighting in less urbanized areas, which helps to preserve county-wide dark-night skies,
and is consistent with more rural lighting standards prevalent in non-urbanized areas of San
Diego County.
Implementation:
Lighting within Village 8 West will adhere to City and County ordinances and standards.
I. Agriculture
Goal: Recognize the presence of important agricultural soils both in areas subject to
development and within the preserve.
Objective: Encourage effective utilization of agricultural soils located within the Preserve.
Implementation:
Community gardens are permitted within all residential, mixed use, parks, and CPF sites in
accordance with the GDP policies for implementing these goals and objectives.