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HomeMy WebLinkAbout!Ch 05.01 Land Use 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-1 City of Chula Vista November 2013 Chapter 5 Environmental Impact Analysis 5.1 Land Use and Planning This section describes the existing land use setting of Village 8 West and the surrounding area. Land use and planning impacts are evaluated in two categories: 1) conformance to, or conflict with, adopted plans, policies, and regulations; and 2) effects on established communities. Other issues associated with land use decisions include aesthetics, noise, and resource conservation. These issues are addressed in their respective sections of this EIR. Potential conflicts with agricultural land uses are addressed in Section 5.12, Agricultural Resources. As stated in Section 2.3, Purpose and Legal Authority, this EIR tiers from the 2013 GPA/GDPA SEIR (09- 01). Section 5.1, Land Use, of the final SEIR for the GPA/GDPA (EIR 09-01) analyzed the existing conditions, potential impacts, and mitigation measures related to the proposed land uses for the GPA/GDPA area, including Village 8 West. The GPA/GDPA SEIR identified a potentially significant impact related to community character because, although the GPA/GDPA conforms to the City’s General Plan goals, it does not include design standards necessary to assure that community character issues are implemented. These standards are included at the SPA level. The analysis and discussion of land use contained in the GPA/GDPA SEIR are incorporated by reference. 5.1.1 Existing Conditions A. Regulatory Framework 1. Regional a. Regional Comprehensive Plan San Diego Association of Governments (SANDAG) is a council of governments that provides a forum and decision-making body for regional planning issues including population growth, transportation, and land use in San Diego County. SANDAG’s Regional Comprehensive Plan (RCP) serves as a framework for decision-making with respect to anticipated regional growth, and the effect of regional growth on housing, economics, transportation, environmental planning, and overall quality of life needs. The goals of the RCP are to establish a planning framework and implementation actions that increase the region’s sustainability and encourage “smart growth” while preserving natural resources and limiting urban sprawl. SANDAG’S Smart Growth Concept Map identifies Village 8 West as a community center that 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-2 City of Chula Vista November 2013 would provide low to mid-rise residential and commercial buildings within one quarter mile of a transit center. Community centers provide draw from neighboring communities, include mixed-use development, are served by at least one transit line and collector or arterial streets, have frequent transit service, and provide more than one transit stop. Basic smart growth princip les from the RCP that are applicable to Village 8 West to strengthen land use and transportation integration are summarized as follows: ■ Land Use and Urban Design. Reduce land consumption by focusing future growth in the cities and in the appropriate unincorporated suburban communities and village centers through new development, redevelopment, and infill, emphasizing pedestrian-friendly design and mixed-use development. ■ Travel Choices. Provide people with additional travel choices (walking, biking, rail, bus, and automobile). ■ Jobs/Housing Mix. Locate housing near or within major employment areas and provide employment opportunities near major housing areas. ■ Housing Choices. Provide, in each community, a variety of housing types for residents of all incomes. ■ Infrastructure, Capacity, and Location. Provide adequate infrastructure in designated smart growth opportunity areas. ■ Environment. Protect open space and habitat areas. When constructing residential, commercial, or industrial areas, or building transportation systems, provide environmentally sensitive development that conserves water and energy, protects water quality, promotes the use of alternative energy sources, protects sensitive plants and habitats, and restores natural open spaces through the use of native plants. b. Regional Transportation Plan The 2050 Regional Transportation Plan and Sustainable Communities Strategy were adopted by SANDAG on October 28, 2011. The 2050 Regional Transportation Plan maps out a system designed to maximize transit enhancements, integrate biking and walking elements, and promote programs to reduce demand and increase efficiency. It also identifies the plan for investing in local, state and federal transportation facilities in the region over the next 40 years. The Sustainable Communities Strategy integrates land use and housing planning within the transportation plan and addresses how the transportation system will be developed in such a way that the region is able to reduce per-capita greenhouse gas (GHG) emissions to state-mandated levels. 2. Local a. City of Chula Vista General Plan The Chula Vista General Plan, known as Vision 2020, was adopted by the city December 13, 2005 and most recently amended in 2013. The General Plan provides a long term strategy to address planning issues for the growth and development of the city and is comprised of the following six elements: land use and transportation, economic development, public facilities and services, growth management, environmental, and housing. Village 8 West, and the rest of Otay Ranch, is located in the Otay Ranch subarea of the General Plan. Otay Ranch is identified as a master planned community in the Chula Vista General Plan. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-3 City of Chula Vista November 2013 Land Use and Transportation Element The Land Use and Transportation Element establishes the land use categories, roadway classifications, and generalized land use patterns for city development, while focusing on themes that: 1) support strong community character and image, 2) support strong and safe neighborhoods, and 3) improve mobility. This element establishes plans and policies to identify the general distribution of housing, businesses, industry, open space (including parks), education facilities, and public buildings. Standards for population density and building intensity in each land use classification are also provided. The element separately addresses the city’s geographic areas. Village 8 West is located in the Central Planning District of the Otay Ranch subarea. According to the element, the central district is intended to provide a mixture of land uses and intensities that include a large community park, a pedestrian- oriented mixed-use town center located along portions of La Media Road and Main Street, single-family and multi-family residential uses surrounding a typical village core, and a middle school. Economic Development Element The Economic Development Element establishes policies to ensure the long-term vitality of the local economy and to help develop, guide, and encourage appropriate employment and business ownership in Chula Vista. It promotes a sustainable local economy to benefit present and future generations without detrimentally affecting resources. Employment land, or land designated for commercial, industrial and other non-residential or open space use, is concentrated in three principal areas: the tideland area, the Montgomery area, and the Otay Ranch area. Village 8 West, Village 9, the EUC, the University site, and the RTP are areas within Otay Ranch that are identified as employment land areas. Public Facilities and Services Element The Public Facilities and Services Element establishes the plan to provide and maintain infrastructure and public services for future growth, without diminishing services to existing development within the city. The overall goal of this element is to provide and maintain public facilities and services within Chula Vista through abundant public infrastructure and community services that support and enhance the well being of the city and its residents. Growth Management Element The purpose of the Growth Management Element is to guide future development in the city based on the principles that: 1) rapid population growth and development have the potential to cause a variety of problems and impact the well being of a city and its residents, and 2) impacts can be mitigated by balancing competing demands for growth and development through the adoption of comprehensive objectives and policies. This element serves as the assurance that the vision described within the General Plan is achieved without sacrificing the quality of life enjoyed in the community, and establishes a framework for directing new development, redevelopment, and community enhancement, and provides the guidance to realize the vision for the city. Environmental Element The Environmental Element establishes the policy framework for improving sustainability through the stewardship of the city’s natural and cultural resources, promotion of environmental health, and protection of persons and property from environmental hazards and noise. Sustainable development is identified as a means of balancing current growth and economic progress with protection of future resources. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-4 City of Chula Vista November 2013 Housing Element The Housing Element details a five-year strategy for enhancement and preservation of the city character, identifies strategies for expanding housing opportunities for the various economic segments of the city, and provides policy guidance for local decision-making related to housing. The focus of this element is to: 1) maintain and enhance the quality of housing and residential neighborhoods in the city, 2) support housing opportunities to meet the city’s diverse needs, and 3) fund and implement services that provide vital community resources for lower income residents. Inclusionary policies of this element require 10 percent affordable (“inclusionary”) housing, including five percent low-income and five percent moderate-income units, for projects consisting of 50 or more dwelling units. b. Otay Ranch General Development Plan The Otay Ranch GDP/SRP was originally approved jointly by the City of Chula Vista and County of San Diego in 1993 for the future development of Otay Ranch. As discussed in Section 2.2, Otay Ranch Planning Documents, the Otay Ranch GDP was amended in 2001, in December 2005 concurrently with the preparation of the 2005 General Plan, in 2011, and most recently with the 2013 GDPA. The GDP establishes land plans, design guidelines, objectives, policies, and implementation measures that apply to all portions of Otay Ranch while supporting a balance of housing, shops, workplaces, schools, parks, civic facilities, and open spaces on a total of 23,976 acres. The majority of development is intended to be clustered in villages, with conveniently located “core” features and well-defined edges such as the Chula Vista greenbelt, open spaces, and wildlife corridors. The goals of the Otay Ranch GDP are to: 1) create a well-integrated, balanced land use; 2) reduce reliance on the automobile and promotion of alternative modes of transportation; and 3) diversify the economic base within Otay Ranch. The GDP designates Village 8 West as an urban village, with a mixed-use town center and low-to medium density residential uses to the south of the town center. Urban villages are intended to be adjacent to existing urban development and are planned for transit-oriented development with higher densities and mixed uses within a quarter mile of a transit stop or station. Densities generally decrease away from the core/town center area. The plan states that town centers should be located close to arterial intersections and along transit corridors to promote pedestrian mobility, transit opportunities, commercial viability, sense of community and social activity. This organization of land uses is intended to promote pedestrian travel internally and supports transit opportunities for external trips. The design creates a sense of community within each village and town center by attracting village residents to the village core or town center for social, commuting, public service and shopping activities. Residential neighborhoods surround the village core and town center and connect to it by pedestrian and circulation systems. This encourages internal, non-vehicular trips. The purpose of the village design is to provide an efficient and comfortable living environment for its residents. c. Zoning Code Title 19 of the CVMC is the city zoning title, which is intended to implement the Chula Vista General Plan. The eastern planning area, which includes the Otay Ranch area, is a Planned Community (P-C) Zone, as defined in Chapter 19.48 of the CVMC. The purposes of the P-C zone are to: ■ Provide for the orderly preplanning and long-term development of large tracts of land. These tracts may contain a variety of land uses, but are under unified ownership or development control, so that the entire tract will provide an environment of stable and desirable character. ■ Give the developer reasonable assurance that sectional development plans in accordance with the approved general development plan will be acceptable to the city. Sectional development 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-5 City of Chula Vista November 2013 plans may include subdivision plans and/or planned unit development plans as provided in this title. ■ Enable the city to adopt measures for the development of the surrounding area compatible with the planned community zone. According to Chapter 19.48.020 of the zoning title, P-C zoning may be established on lands that are suitable for, and of sufficient size to be planned and developed in a manner consistent with the purpose of the zone and shall not include any area of less than 50 acres of contiguous land. d. Chula Vista Multiple Species Conservation Program Subarea Plan The MSCP (August 1998) is a subregional plan under the California Natural Community Conservation Planning (NCCP) Act of 1991 covering an area encompassing twelve jurisdictions and 582,243 acres. The MSCP addresses the potential impacts of urban growth, loss of natural habitat and species endangerment, and creates a plan to mitigate for the potential loss of covered species and their habitat due to the direct, indirect and cumulative impacts of future development of both public and private lands within the MSCP area. The MSCP Subregional Plan is implemented through local subarea plans prepared by participating jurisdictions. The Chula Vista MSCP Subarea Plan was approved in February 2003 and provides for conservation of upland habitats and species through preserve design, regulation of impacts and uses, and management of the Preserve. For development projects located within Otay Ranch, the Chula Vista MSCP Subarea Plan relies on the Otay Ranch Preserve design and policies contained in the Otay Ranch RMP as the framework for conservation and management of biological resources within the Otay Ranch Preserve. Otay Ranch, including Village 8 West, is considered a "covered project" under the MSCP Subarea Plan. This means that the areas proposed to be preserved (100 percent conservation areas) either are already in public ownership or will be dedicated to the Preserve as part of the development approval process for covered projects. As it pertains to development in Otay Ranch, lands will be conveyed to the Otay Ranch Preserve in accordance with the RMP. In addition, the City’s MSCP Subarea Plan allows for infrastructure within the Preserve to support planned development, subject to specific conditions. The conditions affecting Village 8 West include facilities siting criteria for the proposed storm drain and sewer facilities to be located in the Preserve. A discussion of the facilities siting criteria is contained in Section 5.6, Biological Resources. e. Otay Ranch Resource Management Plan The Otay Ranch RMP was adopted in 1993 with the approval of the Otay Ranch GDP in order to establish a permanent preserve within Otay Ranch. The RMP is comprised of two separate documents, the Phase 1 RMP and Phase 2 RMP. The Phase 1 RMP identifies preserve areas within Otay Ranch, and contains policies regarding species and habitat conservation and long-term management of the Preserve. The purpose of the Otay Ranch Preserve is to protect and enhance biological, paleontological, cultural, and scenic resources. The RMP objectives include biological diversity and promotion of the survival and recovery of native species and habitats. The RMP identifies an open space system of 11,375 acres dedicated within the Otay Ranch. The Otay Ranch Preserve would also connect large areas of open space through a series of wildlife corridors. The Preserve would cover portions of Salt Creek Canyon to Otay Valley. The Preserve boundaries from the RMP have been incorporated into the adopted Otay Ranch GDP. The Preserve/development boundary of the GDP is consistent with the objectives, policies, and criteria established in the RMP. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-6 City of Chula Vista November 2013 The Phase 2 RMP includes ranch-wide studies that were conducted pursuant to the Phase 1 RMP and provides additional detail on conveyance, management and funding. The RMP incorporates a preserve conveyance plan as a transfer mechanism for land with high quality resources. The RMP identifies vernal pools, coastal sage scrub habitat, coastal California gnatcatcher populations, and potential wetlands restoration areas as important target lands for the Preserve. The RMP includes conveyance procedures for dedicating parcels of land to the resource preserve and for determining the proportionate share for each village. The estimated conveyance obligation of 11,375 acres to the Otay Ranch Preserve would be met on a village-by-village basis. In accordance with the Otay Ranch RMP, land shall be conveyed within the Otay Ranch Preserve at a ratio of 1.188 acres for each acre of development. The conveyance obligation is required prior to the City’s approval of each final map. f. Growth Management Ordinance The purpose and intent of the Chula Vista GMO (CVMC Sec. 19.09) is to provide quality housing opportunities for all economic sections of the community; to balance the community with adequate commercial, industrial, recreational and open space areas to support the residential areas of the city; to provide that public facilities, services and improvements exist or become available concurrent with the need created by new development; to control the timing and location of development by tying the pace of development to the provision of public facilities and improvements to conform to the city threshold standards; and to meet the goals and objectives of the growth management program and other programs associated with quality of life. The GMO prohibits new development unless adequate public facilities are provided in advance of or concurrently with the demands created by new development. The GMO sets forth Growth Management Oversight Commission (GMOC) “quality of life” threshold standards for police, fire and emergency response times; anticipated demand for schools according to a 12- to 18-month development forecast and evaluation of school funding; establishment of a library service ratio of 500 square feet of equipped and staffed library facility per 1,000 residents; a service ratio of 3 acres of neighborhood and community park land with appropriate facilities per 1,000 residents; water service availability; compliance with city engineering sewage flow and other standards (subdivision manual); compliance with city engineering storm water drainage standards (subdivision manual); maintenance of acceptable city-wide traffic flows; and air quality and pollution overview and evaluation to foster air quality improvement pursuant to relevant regional and local air quality improvement strategies. The GMO also requires PFFPs, AQIPs, and WCPs for every SPA plan, or if a SPA plan is not required, for every TM application. The PFFP must provide a complete description of the proposed development project and a complete description of all public facilities included within the boundaries of the plan as defined by the Development Services Director, including phasing and financing of infrastructure. The plan must contain an analysis of the individual and cumulative impacts of the proposed development on the community as it relates to the growth management program, the specific facility master plans and the threshold standards. Proposed development must also prepare a fiscal impact report and provide funding for periods when the City’s expenditures for the development would exceed projected revenues. g. Park Land Dedication Ordinance Chapter 17.10 of the CVMC establishes requirements for parklands and public facilities, including regulations for the dedication of land and development of improvements for park and recreational purposes (Section 17.10.010), determination of park and recreational requirements (Section 17.10.020), area to be dedicated (Section 17.10.040), specifications for park improvements (Section 17.10.050), criteria for area to be dedicated (Section 17.10.060), procedures for lieu fees for land dedication and/or 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-7 City of Chula Vista November 2013 park development improvements (Section 17.10.070), and other regulations regarding park development and collection and distribution of fees. h. Tentative Map Title 18 of the CVMC establishes policies and procedures, definitions, design requirements, dedications, improvements, deposits and fees and other elements and requirements of the subdivision process. Title 18 of the CVMC requires the adoption of a TM for division and development of land into five or more parcels. A TM is made for the purpose of showing the design of a project, including the locations and layouts of streets and parcels. Under CVMC Section 18.04.050, provisions shall be made in a TM to assure adequate access, light, air, and privacy on all parcels of property, regardless of the land use. CVMC Section 18.05.060 provides for necessary land for community facilities, including schools, parks, open space, playgrounds, and other required public facilities. The TM shall be reviewed by the Director of Public Works to assure compliance with regulations applicable to public and private utilities, streets, and respective rights-of-way and corridors. The TM will also be reviewed by the Development Services Director (or their designee) to assure compliance with regard to the number, size, and configuration of lots to be created and the alignment and width of streets and corridors. TMs may be adopted at the time of project approval and shall expire in 36 months in accordance with the Subdivision Map Act, although extensions may be requested. i. Parks and Recreation Master Plan The Chula Vista Parks and Recreation Master Plan, adopted by City Council in 2002, describes a comprehensive parks and recreation system that services the community at large through the delivery of a variety of park sites containing a variety of recreational experiences. Each park within the Master Plan is viewed in the context of the whole park system to insure that it functions properly in providing a balance of recreational opportunities. The Master Plan describes existing and future park sites and as such identifies parks within the Otay Ranch area. Based on the village boundaries in the 1993 GDP, parkland identified in the SPA Plan area includes community and neighborhood parks. That plan requires a total of 70 acres of community parks to be developed in Otay Ranch, but does not specify a precise location. The 2002 Parks and Recreation Master Plan has not yet been updated to reflect the GDP amendments or village boundary adjustments since 2002. However, the City of Chula Vista is currently in the process of updating the plan. A draft Park and Recreation Master Plan Update was released in December 2010, and identifies a range of passive and active park elements to serve the residents of Village 8 West. The Plan has not yet been approved. j. Greenbelt Master Plan The Chula Vista Greenbelt Master Plan provides guidance and continuity for planning open space and constructing and maintaining the Greenbelt Trail. There are two general types of trails: multi-use and rural. Multi-use trails are designed for a variety of users, such as bicyclists, equestrians, pedestrians, joggers and other non-motorized activities. According to the Greenbelt Master Plan, even a single-track pedestrian-only trail would be considered multi-use since it could accommodate hikers, backpackers, runners, bird watchers, etc. Minimum standards for trails are set forth in the city Landscape Manual and in the Greenbelt Master Plan. A multi-use trail may also be improved with a variety of trail surfaces, with concrete and asphalt surfacing to accommodate the broadest range of users in an urban setting . A paved multi-use trail would be 10 feet wide with two-foot natural shoulders. However, variation in the minimum standards may be allowed, based on consideration of the number and types of trail users and 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-8 City of Chula Vista November 2013 environmental constraints. Other minimum standards include greenbelt trail signs. Standards including fencing and signage shall be determined based upon environmental and other constraints and are subject to city review and approval of the Development Services Director. k. Brown Field Airport Land Use Compatibility Plan The purpose of an airport land use compatibility plan (ALUCP) is to provide for the orderly growth of airports and the areas surrounding the airports, and to safeguard the general welfare of inhabitants within an airport’s vicinity. An ALUCP addresses compatibility between airport operations and future land uses that surround them by providing policies and criteria for noise, safety, airspace protection, and overflights. An ALUCP serves to both minimize the public’s exposure to excessive noise and safety hazards within an airport influence area and preserve the viability of airport operations. The 2004 Brown Field ALUCP was revised and adopted by the County Airport Land Use Commission on December 20, 2010. l. Otay Valley Regional Park Concept Plan The Otay Valley Regional Park Concept Plan defines the boundary of the regional park, provides for the protection of environmentally sensitive areas and important cultural resources by identifying an open space core/preserve area, identifies areas adjacent to the open space core for active and passive recreational development opportunities, includes a trail system with staging areas, viewpoints and overlooks and connections to recreation areas and adjacent public lands and trails, and envisions two interpretive centers for environmental and educational programs. Village 8 West is located north of the “Heritage Road (Paseo Ranchero) to Otay Lake Vicinity” segment of the concept plan. Approximately 1,000 acres of Otay Ranch Preserve are contiguous with the regional park. B. Existing Land Use Conditions 1. On-site Conditions The project site is approximately 300 acres. The SPA Plan area ranges in elevation from 500 feet AMSL near the northern edge of the property, 300 feet AMSL near the southern corner of the property, 400 feet along the western edge of the property near Rock Mountain, up to 600 feet AMSL in the central and eastern portions of the site, and 360 feet AMSL along the eastern edge. The site consists of vacant, ranch, and dry-farmed lands. An existing City of San Diego Reservoir facility is located within the central area of Village 8 West, but is not part of the SPA Plan or TM. There is no other existing development on the site. 2. Surrounding Land Uses Village 8 West is located about 0.5 mile west of SR-125 and is surrounded on three sides by undeveloped land. Rock Mountain is located to the west of the site, and the Otay River Valley and Otay Valley Regional Park are located to the south. Village 8 East is located to the east of the site; the Otay Valley Rock Quarry and Village 4 are located west of the site; and the partially developed Village 7, including Olympian High school, is located northeast of the project site. La Media Road, which currently terminates at the northerly boundary of Village 8 West, and Magdalena Avenue and Main Street, which terminate at the northeast corner of the Village 8 West boundary, provide access to the site. The location of Village 8 West and the surrounding land uses are illustrated in Figure 3-2, Existing and Planned Land Uses in the Project Vicinity. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-9 City of Chula Vista November 2013 The Otay Valley Rock Quarry produces construction building materials. Rock is extracted on the site and processed into several types of building materials, including aggregates, fill, sand and rip rap. The quarry also offers an on-site recycling service for concrete and asphalt paving materials (Otay Valley Rock, LLC 2010). The active area of the quarry is currently located southwest of Village 4 and is not directly adjacent to the Village 8 West. Village 7, to the north of Village 8 West, is partially developed with Olympian High School, which is located directly northeast of the project site, across Magdalena Avenue. The portion of Village 7 east of La Media Road and north of Village 8 West is planned for future low-density residential development and is known as the VORTAC site. Main Street is planned for extension along the southern boundary of the high school but has not been fully constructed. Village 8 East, located to the east of the project site, and Village 4, located north and west of the project site, are currently undeveloped. In accordance with the Otay Ranch GDP, future planned land uses for Village 8 East in the GDP include a mixed-use village core and a range of residential densities. La Media Road and Main Street are planned to provide roadway connections between Village 8 West and Village 8 East. Future land uses planned for Village 4 include low-medium village residential development and a community park. The open space to the south of the project site is the Otay River Valley, which is part of the Chula Vista MSCP Subarea Plan Preserve (Otay Ranch Preserve) and the Otay Valley Regional Park. The 8,700-acre multi-jurisdictional regional park extends about 13 miles from the southeastern edge of the San Diego Bay Wildlife Refuge at the mouth of the Otay River, through the Otay River Valley, to the land surrounding both Lower and Upper Otay Lakes. The park provides recreational opportunities ranging from playing fields and picnic areas to hiking, biking, and horse trails. The park is also intended to protect open space, wildlife, historic, agricultural, and archaeological resources. The Otay Ranch Preserve consists of 11,375 acres of land identified in the MSCP that is to be set aside as mitigation for impacts to sensitive resources resulting from Otay Ranch development that would occur both within the city and in the unincorporated San Diego County. 5.1.2 Thresholds of Significance According to Appendix G of the CEQA Guidelines, the project would have a significant impact on land use if it would: ■ Threshold 1: Physically divide an established community (incompatibility with adjacent and surrounding uses). ■ Threshold 2: Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal program, or zoning ordinance), adopted for the purpose of avoiding or mitigating an environmental effect. ■ Threshold 3: Conflict with any applicable habitat conservation plan or natural community habitat conservation plan. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-10 City of Chula Vista November 2013 5.1.3 Impact Analysis A. Threshold 1: Physically divide an established community (incompatibility with adjacent and surrounding uses). Village 8 West is currently undeveloped; thus, the project would not incur an impact relating to physically dividing an established community on the site. Instead, the following discussion focuses on potential land use incompatibilities with surrounding off-site and future on-site land uses. First, potential land use conflicts associated with construction are discussed. Then the project’s operational compatibility with surrounding land uses, internal land uses, and the off-site improvement area are analyzed. Lastly, the project’s impact on community character is addressed. 1. Short-term Construction Conflicts Construction of the project would require site grading, road building, installation of utilities, and building construction. Construction activities on the project site would be temporary and would not encroach upon surrounding existing developed areas or areas proposed for future development. Short-term construction land use conflicts with surrounding land uses are discussed below. The majority of Village 8 West is adjacent to currently undeveloped land; therefore, construction activities would not be incompatible with the vacant land to the north, east, and west of the project site. The northeast corner of Village 8 West, which is the proposed town center area, is adjacent to Olympian High School (part of Village 7). Construction activities in this area would have the potential to be incompatible with the high school if equipment generates noise or vibration that would be disruptive to the operation of the school. The potential for construction to result in excessive noise or vibration is addressed in Section 5.5, Noise. As discussed in this section, construction noise and vibration would not significantly impact Olympian High School. No conflict with this existing land use would occur during construction. The Chula Vista MSCP Subarea Plan Preserve is located within 50 feet of Planning Areas A and E, partially within the project site in the southwest corner of Planning Area Y, and extending further beyond the site to the west and south. Construction would have the potential to result in direct and indirect impacts to the biological resources in the MSCP areas as a result of loss of habitat, storm water runoff, noise, and dust. The mitigation measures in Section 5.11, Hydrology and Water Quality, would protect the MSCP area from storm water runoff from construction. Requirements for noise levels, pre-construction biological surveys, and habitat replacement and restoration are included as mitigation in Section 5.5, Noise, and Section 5.6, Biological Resources. Dust-minimizing construction practices are required in mitigation measures 5.4-1 through 5.4-3 in Section 5.4, Air Quality that would protect sensitive species from indirect impacts related to fugitive dust, such as reduced access to sunlight. No land use conflict with the MSCP Subarea Plan Preserve would occur during construction as a result of indirect biological resources impacts. Construction of Village 8 West would not divide an established community or be incompatible with existing adjacent land uses. Impacts would be less than significant. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-11 City of Chula Vista November 2013 2. Incompatibility with Surrounding Land Uses Otay Ranch Villages Village 8 East, located to the east of the site, and Village 4, located to the northwest of Village 8 West, are currently undeveloped. These villages are planned for development in accordance with the adopted GDP. A SPA Plan was adopted in 2004 for Village 7, located to the north of Village 8 West. Village 7 is partially developed, including Olympian High School and Magdalena Avenue, located northeast of Village 8 West. A portion of Village 7 is known as the VORTAC site, and is currently undeveloped except for an existing VORTAC facility, which is a ground station that is part of the radio navigation system for aircraft. This site is planned for low-density residential development but would only be developed if the Federal Aviation Administration (FAA) decides to move the VORTAC facility. The Village 8 West SPA Plan does not include any components that would extend into neighboring villages. Additionally, the land surrounding Village 8 West is currently undeveloped. Therefore, Village 8 West would not divide an established off-site community. Because these areas are currently undeveloped, no conflicts with existing land uses would occur. The potential for the project to result in land use compatibilities with these Otay Ranch Villages as a result of excessive noise is addressed in Section 5.5, Noise. As discussed in this section, operational noise sources within Village 8 West would not exceed noise standards at Olympian High School. Planning Area D, located adjacent to Olympian High School, is proposed for a middle school. Operation of the middle school would be similar to Olympian High School, and the middle schools would separate the high school from higher density development in the Town Center. Therefore, land uses in Village 8 West would be compatible with surrounding land uses. Impacts would be less than significant. San Diego Reservoir Site An existing reservoir owned by the City of San Diego is located in the middle of Village 8 We st. The site would be surrounded by the community purpose facility site to the south, single-family residential development to the west, mixed-use development in the Town Center to the north, and multi-family residential development to the east. The reservoir is a passive facility. It does not include any structures for human occupancy. It does not generate noise, air pollutants, or traffic other than occasional maintenance trips. Operation of the reservoir would not adversely affect development in Village 8 West, and its operation would not be affected by the project. Limited grading and screening are proposed to ensure visual compatibility between the reservoir property and adjacent planned uses. Screening and grading on the reservoir site would not affect operation of the reservoir. Therefore, development in Village 8 West, including proposed grading on the reservoir site, and operation of the reservoir would not result in any land use conflicts. MSCP Subarea and Otay Ranch Preserve The open space to the south of Village 8 West is part of the Chula Vista MSCP Subarea Plan Preserve and within the Otay Valley Regional Park boundary. Wolf Canyon to the west of Planning Area E is also part of the Chula Vista MSCP Subarea Plan. The SPA Plan and TM would be compatible with the open space area to the south by designating the adjacent development areas for the lowest density residential development. Consistent with the RMP, a 100-foot open space buffer consisting of contoured manufactured slopes is proposed between the low-density development and the MSCP Preserve boundary. A 100-foot open space buffer would also be provided between the Wolf Canyon MSCP Preserve boundary and development in Village 8 West. Manufactured slopes in the southwest corner of 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-12 City of Chula Vista November 2013 the Community Park would provide a 100-foot buffer between the on-site portion of the 70-acre Community Park and Wolf Canyon. Lighting, landscaping and irrigation of the areas adjacent to the Preserve that are controlled by the SPA Plan, and the accompanying Preserve Edge Plan would limit disruption to the naturally occurring plant and animal species that occur within the MSCP areas. Fire protection measures are also included within the SPA Plan and the accompanying fire protection plan to address this wildland interface. Section 5.6, Biological Resources, identifies mitigation measure that would reduce potentially significant indirect impacts to sensitive biological resources to a less than significant level. As discussed in Section 5.5, Noise, the manufactured slope would provide a sufficient buffer so that noise from activity at the Community Park would not significantly impact biological resources. Additionally, mitigation measures in Section 5.11, Hydrology and Water Quality, would reduce potential off-site water quality impacts to a less than significant level. Therefore, land use impacts associated with incompatibility would be less than significant. The project’s consistency with the policies of MSCP is addressed under Threshold 3. Otay Valley Rock Quarry Otay Valley Rock Quarry is located southwest of Village 4, approximately 0.3 mile from the project site. The quarry produces rock products for construction material. Potential land use conflicts associated with the quarry would include dust and noise impacts that may be disturbing to nearby residents. However, the project site and the quarry are separated by Rock Mountain. Due to distance, the quarry does not generate dust or noise that affects the project site. Intermittent noise from particularly loud operations, such as blasting, is occasionally audible on the project site and would not be a substantial disturbance to future residents. Additionally, no truck trips from the quarry would be anticipated to traverse the project site due to the quarry’s proximity to I-805. The development of Village 8 West would not encroach into the limits of the quarry or affect existing operations at the quarry. Therefore, implementation of the project would not result in a land use conflict with existing operation of the quarry, and impacts would be less than significant. The quarry has been approved to expand operations eastward to within approximately 300 feet of the Village 8 West boundary. Potential land use conflicts as a result of noise impacts associated with the expansion are addressed in Chapter 6, Cumulative Impacts. 3. Internal Land Use Compatibility Within Village 8 West Several water transmission lines traverse the project site that are owned, operated, and maintained by the City of San Diego. These pipelines would not provide water to the project, but the SPA Plan and TM would construct development above ground of where these pipelines are currently located. The construction of the proposed development would impede the availability of access to these pipeline easements. The project proposes to relocate these pipelines into the future public rights of way within La Media Road, Otay Valley Road, Street A and the future park access road/service road. If relocation of these water transmission pipelines did not occur prior to construction of the proposed development, a conflict with the existing City of San Diego waterline easements would occur. This impact is potentially significant. The SPA Plan is designed to facilitate a high level of compatibility between adjoining land uses within the project area. As discussed in Section 3.5.1.1, Development Concept, the SPA Plan utilizes transect, or form-based, planning that focuses on the form of development rather than land use and seeks to provide a gradual transition from intense urban development to open space areas. The SPA Plan would implement form-based regulations and standards that focus on compatibility between buildings, streets, and public spaces. Form-based codes approach the development of land by regulating the form, 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-13 City of Chula Vista November 2013 character, and street presence of a building focusing attention on the public presentation of buildings, and creating a public realm with compatible land uses that is comfortable for pedestrians. Land use types are still controlled but they play a secondary role to the creation of communities and streetscapes that are walkable and pedestrian-friendly as a result of compatible development. A key objective of transect-based planning is the creation of integrated and coherent land uses. The SPA Plan establishes the plan for development implementation that would ensure that the project site is developed with compatible land uses. The SPA Plan also includes a development code in Chapter 3 that specifies development standards, establishes transect zones, and includes allowable land uses. Additionally, Chapter 4, Community Design, of the SPA Plan establishes design guidelines for development. Development standards that ensure compatibility between different land uses include requirements for building configuration, open space, parking, design considerations, frontage types, performance standards, and sign regulations. Examples include: ■ Building Configurations  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.  Commercial blocks shall have a strong pedestrian relationship to the street.  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. ■ Performance Standards  All equipment shall be operated and located so that they do not disturb the peace, quiet, and comfort of neighboring residents.  All ground mounted mechanical equipment, including heating, ventilation, and air conditioning (HVAC) units shall be completely screened from public view and surrounding properties by use of landscaping, wall, or fence, or shall be enclosed within a building.  Loading activities shall be located and operated so that they do not disturb neighboring residents.  All light sources shall be shielded in such a manner to minimize light spillage onto adjacent properties. Design guidelines are required for a variety of land uses in order to promote consistency of character between land uses. Examples of these guidelines include: ■ Arrange buildings to create a variety of outdoor spaces; ■ Design pedestrian and vehicular circulation routes that are intuitive, well-defined and easily discernible for appropriate and functional maneuverability and activity levels; and ■ Orient buildings toward public facilities. The potential for land use conflicts to occur as a result of air quality, noise, and water quality are addressed in the applicable sections of Chapter 5 of this EIR. As discussed in Section 5.4, Air Quality, compliance with San Diego Air Pollution Control District regulations would minimize potential toxic air contaminant risks. Section 5.5, Noise, describes how on-site noise sensitive land uses may be exposed to excessive traffic noise and/or operational noise from sources including HVAC equipment, commercial 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-14 City of Chula Vista November 2013 equipment, and recreational facilities. However, the mitigation measures identified in Section 5.5 would reduce potentially excessive noise levels to the standards established in the city noise compatibility guidelines. The project would have the potential to result in water quality impacts; however, mitigation measures would reduce impacts to a less than significant level, as discussed in Section 5.11, Hydrology and Water Quality. Therefore, implementation of the SPA Plan and TM would not result in any internal incompatible land uses within the project area and impacts would be less than significant. 4. Compatibility of the Off-site Improvements and Grading with Surrounding Land Uses The off-site infrastructure improvements associated with the project would be placed within the MCSP Preserve, including sewer and storm water facilities. These improvements have been located in the least biological sensitive area pursuant to the Chula Vista MSCP Subarea Plan’s facility siting criteria. The infrastructure improvements have been designed consistent with the MSCP Siting Criteria to minimize impacts to covered species in the Preserve. Following construction, the sewer and storm water facilities would be located underground and would not result in any land use impacts. Use of the associated access road and trail would be compatible with the Facilities Siting Criteria contained in Section 6.3.3.4 of the Chula Vista MSCP Subarea Plan, as discussed in Section 5.6, Biological Resources, and would not conflict with use of the Preserve for habitat management. A detailed analysis of the project’s consistency with the siting criteria is provided in Section 5.6, Biological Resources, under Thresholds 5 and 6. Land use impacts associated with off-site improvement compatibility would be less than significant. 5. Community Character Impacts The SPA Plan would implement a form based code that would regulate the form, character, and street presence of a building to focus attention on the public presentation of buildings, creating a public environment that is comfortable for pedestrians. The SPA Plan also includes a development code in Chapter 3 that specifies development standards for the entire project area, specific transect zones, as well as individual development types. Additionally, Chapter 4, Community Design, of the SPA Plan establishes design guidelines for the project area as a whole, as well as for specific land uses and the Town Center. As discussed in greater detail in Section 5.2, Aesthetics/Landform Alteration, the development standards and guidelines proposed in the SPA Plan would ensure that a consistent community character is maintained within Village 8 West, as well as with surrounding development in Otay Ranch. The GPA/GDPA SEIR determined that specific design guidelines and regulations would minimize community character impacts. Therefore, implementation of the proposed SPA Plan would assure that impacts to community character are less than significant. B. Threshold 2: Conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, or zoning ordinance), adopted for the purpose of avoiding or mitigating an environmental effect. Construction of the project would be required to comply with the Chula Vista Building Code and other established regulations. Potential physical impacts that would result from construction, including air quality, noise, and water quality, are addressed in Sections 5.4, 5.5, 5.11, respectively. Mitigation measures identified in these sections would reduce potential land use conflicts with state and local air quality and noise regulations, and federal, state, and local water quality regulations to a less than significant level. The project would be required to adhere to existing construction regulations and codes; therefore, no significant construction land use impacts with respect to regulatory plans and policies 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-15 City of Chula Vista November 2013 would occur. Consistency between applicable land use plans, policies and regulations are evaluated below. 1. Regional Comprehensive Plan As described in the Section 5.1.1.A, Regulatory Framework, SANDAG’s RCP establishes a planning framework to increase the region’s sustainability and encourage “smart growth” while preserving natural resources and limiting urban sprawl. SANDAG’S Smart Growth Concept Map identifies Village 8 West as a community center that would provide low to mid-rise residential and commercial buildings within one quarter mile of a transit center. Community centers provide draw from neighboring communities, provide mixed-use development, are served by at least one transit line and collector or arterial streets, have frequent transit service, and provide more than one transit stop. The SPA Plan proposes mixed-use development, including commercial and retail opportunities, in a town center that is surrounded by a variety of residential densities. As described in the Chapter 3, Project Description, Village 8 West would be ready for future extension of transit service into the area. A bus route is proposed through the Town Center and two potential transit stops have been identified along Main Street. Safe pedestrian and bicycle access to the transit stops would be provided through a system of village pathways, sidewalks, trails, and bicycle lanes that connect all project areas. Vehicular access would be provided by town center arterials, four and six lane arterials, and residential collector streets. Therefore, the project would be consistent with the community center designation in the RCP. Additionally, as a designated smart growth area, the project is subject to the basic smart growth principles established in the RCP, which are designed to strengthen land use and transportation integration. The project is compared to the RCP’s basic smart growth principles in Table 5.1-1. As discussed in this table, the project would support the smart growth principles of the RCP with features such as mixed-use development, a range of housing choices, walkability, proximity to employment centers, environmentally sensitive design, providing adequate infrastructure, and by providing a variety of transportation choices. Therefore, the SPA Plan would not conflict with the RCP and land use impacts would be less than significant. Table 5.1-1 Comparison of the Village 8 West SPA Plan with the Applicable Smart Growth Principles of SANDAG’s Regional Comprehensive Plan Principle Comparison Land Use and Urban Design. Reduce land consumption by focusing future growth in the cities and in the appropriate unincorporated suburban communities and village centers through new development, redevelopment, and infill, emphasizing pedestrian friendly design and mixed use development. Consistent. The project would provide a variety of land uses, including a mixed-use town center. The project area is designed to be a walkable community focused around a pedestrian oriented town center. As discussed in Chapter 3, Project Description, the pedestrian circulation network includes an interconnected system of village pathways, sidewalks, and rural trails. All streets would include sidewalks so that all development would be accessible to pedestrians. Jobs/Housing Mix. Locate housing near or within major employment areas and provide employment opportunities near major housing areas. Consistent. Employment opportunities for Village 8 West residents would be provided within the Town Center. Additionally, the planned EUC, University, and RTP and major employment centers in Otay Ranch would be in proximity to Village 8 West. A bus rapid transit line is proposed for Otay Ranch to connect residential and employment centers. The project would provide transit stops, as well as pedestrian and bicycle access to the transit stops to connect Village 8 West to the major employment centers. Housing Choices. Provide, in each community, a variety of housing types for residents of all incomes. Consistent. The project would provide single-family and multi-family residential development, including affordable units, in a variety of sizes and types. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-16 City of Chula Vista November 2013 Table 5.1-1 Comparison of the Village 8 West SPA Plan with the Applicable Smart Growth Principles of SANDAG’s Regional Comprehensive Plan (continued) Principle Comparison Infrastructure Capacity and Location. Provide adequate infrastructure in designated smart growth opportunity areas. Consistent. As discussed in Chapter 3, Project Description, the PFFP includes 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 PFFP will require specific facilities to be built in conjunction with development to ensure that improvements adequately serve such development and meet the city threshold standards. Environment. Protect open space and habitat areas. When constructing residential, commercial, or industrial areas, or building transportation systems, provide environmentally sensitive development that conserves water and energy, protects water quality, promotes the use of alternative energy sources, protects sensitive plants and habitats, and restores natural open spaces through the use of native plants. Consistent. Otay Ranch is a covered project in the Chula Vista MSCP Subarea Plan. Conserved habitat for Otay Ranch is located in the Otay Ranch Preserve. The Otay Ranch Preserve is managed in accordance with the Otay Ranch RMP, which requires the development of each Otay Ranch village to contribute to the Otay Ranch Preserve. In accordance with the Otay Ranch RMP, prior to the approval of each final map, the applicant shall convey land within the Otay Ranch Preserve at a ratio of 1.188 acre for each acre of development. The SPA Plan would be compatible with these biologically sensitive areas by designating the adjacent development areas for the lowest density residential development. Additionally, the Preserve Edge Plan establishes requirements to ensure that development in the area is compatible with the Preserve. As discussed in Section 5.10, Global Climate Change, the project includes environmentally sensitive design considerations to conserve water and energy. As discussed in Section 5.11, Hydrology and Water Quality, implementation of the SPA Plan would not result in a significant impact to water quality with implementation of mitigation measures 5.11-1 through 5.11-5. Travel Choices. Provide people with additional travel choices (walking, biking, rail, bus, and automobile). Consistent. As discussed in Chapter 3, Project Description, the Village 8 West circulation system would provide 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 area. Community streets are designed as “complete” streets, considering all modes of transportation by providing vehicular travel lanes, bike lanes or bike routes, sidewalks, and transit lanes where appropriate. 2. City of Chula Vista General Plan Table 5.1-2 compares the SPA Plan for Village 8 West to the applicable land use policies of the General Plan. General Plan policies that pertain to a specific environmental issue, such a transportation or noise, are addressed in the applicable environmental issue section (Section 5.2 through 5.16). As detailed in Table 5.1-2, the SPA Plan and TM would be consistent with applicable land use objectives and policies of the General Plan. This land use impact would be less than significant. 3. Otay Ranch General Development Plan Table 5.1-3 compares the SPA Plan for Village 8 West to the land use policies of the Otay Ranch GDP. GDP policies that pertain to a specific environmental issue, such a transportation or noise, are addressed in the applicable environmental issue section (Section 5.2 through 5.16). As detailed in Table 5.1-3, the SPA Plan would be consistent with applicable land use objectives and policies of the GDP. This land use impact would be less than significant. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-17 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies Applicable Policies Evaluation of Consistency Land Use and Transportation Element Objective LUT 1: Provide a balance of residential and non- residential development throughout the city that achieves a vibrant development pattern, enhances the character of the city, and meets the present and future needs of all residents and businesses. Policy LUT 1.1: Ensure that land uses develop in accordance with the Land Use Diagram and Zoning Code in an effort to attain land use compatibility. Consistent. The SPA Plan is consistent with Objective LUT 1 and its supporting policies. The SPA Plan proposes a mix of land uses that provide for a variety of uses both residential and commercial to meet the current and future needs of residents. As discussed above under Threshold 1, the land uses proposed within the project area are compatible with each other and with surrounding land uses outside of the project area. Policy LUT 1.2: Coordinate planning and redevelopment activities and resources to balance land uses, amenities, and civic facilities in order to sustain or improve the quality of life. The SPA Plan is coordinated with the Otay Ranch GDP, and proposes residential and commercial land uses, as well as parks and open space, community purpose facilities, public transit opportunities, and schools, and would allow for the development of other facilities such as museum to maintain a high quality of life. This mix of uses would generate revenue and provide for the community’s needs. Policy LUT 1.4: Seek to achieve an improved balance between jobs and housing in Chula Vista. Village 8 West would improve the jobs and housing balance in Chula Vista because the commercial and other non- residential land uses proposed in the project area would provide job opportunities for new residents in the proposed housing units. Policy LUT 1.5: Endeavor to create a mixture of employment opportunities for citizens at all economic levels. Policy LUT 1.6: Attract and maintain land uses that generate revenue for Chula Vista, while maintaining a balance of other community needs, such as housing, jobs, open space, and public facilities. The proposed land uses offer a mixture of employment opportunities for citizens that are projected to generate revenue for Chula Vista. Commercial blocks would offer retail jobs, as well as office space for professional use. Live/work units and retail areas offer space for residents to open businesses. Beauty salons, automobile service stations, and other permitted uses provide a mixture of job opportunities. Policy LUT 1.7: Provide high-quality public facilities, services, and other amenities within close proximity to residents. Amenities would be concentrated in the Town Center, which would be accessible to all residents through a variety of modes of transportation, but resident-serving uses such as daycare and parks would be also permitted throughout the project area in even closer proximity to residents. Policy LUT 1.8: Pursue higher density residential categories and retail demand that are not being met within the city. Policy LUT 1.9: Provide opportunities for development of housing that respond to diverse community needs in terms of density, size, location, and cost. Policy LUT 1.10: Maintain an adequate supply of land designated and zoned for residential use at appropriate densities to meet housing needs, consistent with the objective of maintaining a balance of land uses. Policy LUT 1.12: Encourage regional-serving, high-volume retail or other uses to locate near freeway access to minimize traffic on city streets. High density residential and retail uses would be provided in the Town Center, and a diverse range of housing would be provided throughout the project area, include single-family detached units, attached single-family units, live/work units, and multi-family units. The SPA Plan designates zones in the project area for residential and commercial land uses. Compliance with the SPA Plan would be required for future development and would ensure that the balance of land uses is maintained. Commercial land uses would be focused along Main Street, which at buildout of the Otay Ranch circulation network will provide access to SR-125 and minimize traffic on city streets. Policy LUT 1.13: Maintain neighborhood and community shopping centers of sizes and at locations that offer both choice and convenience for shoppers and residents, while sustaining a strong retail base for the city. The Town Center would accommodate a variety of retail uses, as well as office use. It would be located in the northeast area of the project area, adjacent to Villages 7 and 8 East and would provide amenities for these villages as well. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-18 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Policy LUT 1.15: Allow office uses that are associated with complementary commercial service businesses in commercial service areas. Policy LUT 1.17: Encourage the development of cultural and performing arts nodes in different areas throughout the city, each with a specific non-competing focus, such as viewing performances or works of art, and learning about, creating, or purchasing art. The SPA Plan includes a CPF zone in the center of the project area, which is intended to serve the social, cultural and recreational needs of the community. The SPA Plan provides potential areas for indoor and outdoor facilities including the Otay Ranch Community Park, neighborhood parks, and a town square. These facilities would be able to accommodate art and cultural events. The Town Center permits art galleries and studios as potential uses. Additionally, Village 8 West would contribute an equitable financial share to the development of arts and cultural facilities within Otay Ranch in accordance with the PFFP. Objective LUT 3: Direct the urban design and form of new development and redevelopment in a manner that blends with and enhances Chula Vista’s character and qualities, both physical and social. Policy LUT 3.1: Adopt urban design guidelines and/or other development regulations for all districts or focused areas of change as presented in Sections LUT 8.0 - 10.0 of the Land Use and Transportation Element, as necessary, to ensure that new development or redevelopment recognizes and enhances the character and identity of adjacent areas, consistent with this General Plan’s vision. Policy LUT 3.2: Any such urban design guidelines and/or other development regulations shall be consistent with other, related policies and provisions in this General Plan, including Sections 7.3 through 7.6. Consistent. Chapter 3, Development Code, and Chapter 4, Community Design, of the SPA Plan would implement design guidelines for the project area that would enhance Chula Vista’s character and quality. The development code includes zone standards, which regulate the block pattern, building placement, building configurations, height, and other development features; performance standards, which regulate the on-going operation of uses within the project area to ensure noise, odor, and other issues resulting from the on-going operation of each use do not negatively impact neighborhoods and the community; and sign regulations. The community design chapter is intended to establish an overall design vision for Village 8 West. As described in the discussion of Objective LUT 1, the project area would include several areas for social and cultural enhancement. Objective LUT 5: Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs, and transit in appropriate locations throughout the city. Policy LUT 5.1: Promote mixed use development, where appropriate, to ensure a pedestrian-friendly environment that has opportunities for housing, jobs, childcare, shopping, entertainment, parks, and recreation in close proximity to one another. Consistent. The SPA Plan is consistent with Objective LUT 5 because the project area would include a town center, which would be a mixed-use area that would support adjacent residential neighborhoods and foster walkability. Two transit stops are also proposed in the Town Center. The Town Center would include compact development consisting of a mix of retail sales and services, office use, and high-density attached homes. Allowed uses would include childcare; entertainment such as restaurants and museums; parks, and recreational uses such as sports fields and courts. The mixed-use Town Center locates neighborhood-serving commercial uses near employment opportunities. Policy LUT 5.2: Encourage new development that is organized around compact, walkable, mixed use neighborhoods and districts in order to conserve open space resources, minimize infrastructure costs, and reduce reliance on the automobile. Walkability would be encouraged through the use of an urban couplet, which organizes traffic to allow for a better mix of vehicles, bicycles, pedestrians, and transit. Additionally, the building design guidelines encourage pedestrian oriented development to encourage pedestrian activity, such as requiring little or no setback from the public right-of-way, and buildings oriented to create plazas and public spaces. Development density would gradually decrease south of the Town Center to transition from mixed-use to single-family housing. As discussed in Chapter 3, Project Description, the project area would include a multi-modal transportation network to encourage alternative forms of transportation. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-19 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Policy LUT 5.3: Authorize and encourage mixed use development in focus areas, including high-density residential housing, neighborhood-serving commercial, and office uses. Policy LUT 5.4: Develop the following areas as mixed use centers: urban core; Palomar trolley station; EUC; and Otay Ranch village cores and town centers. The compact, mixed-use Town Center would provide services and workplaces in close proximity to each other. The Town Center would provide residential-serving uses easily accessible to residents in the entire project area, and residential serving use, such as childcare would be permitted throughout the project area to encourage functionality and walkability. Two proposed transit stops are included in the Town Center to provide regional transit access to the employment center of the area. Policy LUT 5.7: Encourage new ownership or rental housing in mixed use designations and near major transit services, where compatible with adjacent neighborhoods. Mixed use housing should minimize impacts on designated single-family neighborhoods. As discussed under Objective LUT 1, implementation of the SPA Plan would encourage a variety of housing types, including housing in the mixed-use Town Center, which would include transit stops. The Village 8 West SPA Plan minimizes impacts on single-family neighborhoods by gradually reducing densities as distance from the mixed use Town Center increases. Policy LUT 5.8: Encourage a wide variety of retail and commercial services, such as restaurants and cultural arts/ entertainment, in appropriate locations. The Town Center would accommodate a variety of retail and commercial services. The Town Center and community purpose facilities would provide opportunities for cultural arts/ entertainment. Policy LUT 5.9: Encourage active and inviting pedestrian- friendly street environments that include a variety of uses within commercial and mixed use areas. As described above, the mixed-use Town Center would be designed with a pedestrian-friendly street environment. Policy LUT 5.11: Endeavor to reduce the number of peak hour automobile trips by supporting increased services near workplaces. The mixed-use Town Center would support office use along with commercial and retail services. Policy LUT 5.12: Minimize local and regional traffic by concentrating higher density employment near major transit services. The Town Center would be the employment center for Village 8 West, and would be served by bus transit, including rapid bus transit. Policy LUT 5.13: Higher density residential and mixed use residential/commercial development should be designed to: create a pleasant walking environment to encourage pedestrian activity; maximize transit usage; provide opportunities for residents to conduct routine errands close to their residence; integrate with surrounding uses to become a part of the neighborhood rather than an isolated project; use architectural elements or themes from the surrounding neighborhood; and provide appropriate transition between land use designations to minimize neighbor compatibility conflicts. As described above, the Town Center would create a pleasant walking environment, encourage transit, provide commercial and retail uses in close proximity to residences, and comply with design guidelines that create transitions and compatibility across the project area. Densities would decrease away from the Town Center to gradually transition to single-family residential neighborhoods. Objective LUT 6: Ensure adjacent land uses are compatible with one another. Policy LUT 6.1: Ensure, through adherence to design guidelines and zoning standards, that the design review process guarantees excellence in design and that new construction and alterations to existing buildings are compatible with the best character elements of the area. Policy LUT 6.2: Require that proposed development plans and projects consider and minimize project impacts upon surrounding neighborhoods. Consistent. The SPA Plan is consistent with this objective and relevant policies. As discussed under Thresholds 1 and 2, the SPA Plan provides design guidance and regulations for development within Village 8 West to protect visual quality. The land uses proposed in the SPA Plan would be compatible with adjacent land uses within Village 8 West and surrounding planning area. For example, the proposed transects and zones in the SPA Plan provide organization for development that focuses activity within the Town Center, transitioning into residential opportunities and rural open space at the edges. In order to ensure that the design intent would be carried throughout individual projects within the 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-20 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Policy LUT 6.3: Require that the design of new residential, commercial, or public developments is sensitive to the character of existing neighborhoods through consideration of access, compatible building design and massing, and building height transitions, while maintaining the goals and values set forth in the General Plan. Within transit focused areas, design provisions should include requirements for a minimum building stepback of 15 feet for every 35 feet in height, for edges abutting residential uses. Policy LUT 6.5: Require, through sensitive and attractive design, that neighborhood retail centers and commercial service buildings are compatible with the surrounding neighborhood. planning area, all building and landscape development proposals would be required to submit an architectural and site review application to the City of Chula Vista Development Services Department. As described in Section 3.5.1.1, Development Concept, the SPA Plan includes zone standards in Chapter 3 of the SPA, Development Code, that regulate the configuration of lots and the placement of buildings. This section starts with general regulations that apply to all zones and then provides specific standards for each zone. Additionally, the SPA defines building configurations that define specific regulations for important characteristics such as pedestrian and vehicle access, setbacks, compatible building design and massing, and building height. Policy LUT 6.6: Establish design guidelines and development standards for commercial and mixed use development that respect and complement the character of surrounding neighborhoods and uses. The proposed transect planning would transition building heights from taller buildings in the Town Center, to shorter buildings in the single-family residential neighborhoods. The Village 8 West area is not a transit focused area designated in the General Plan; however, the design guidelines in Section 4.3.3 of the SPA encourage differentiation in building mass, roof forms, materials, color, and apparent floor heights to reduce building bulk and create variety within the building façade. The SPA Plan established a maximum height limit of 60 feet tall for buildings in the Town Center, which would be the tallest structures in Village 8 West. Chapter 4 of the SPA, Community Design, includes additional design guidelines and development standards to ensure that design throughout Village 8 West would complement the community character of the project and adjacent land uses. Policy LUT 6.7: Require that outdoor storage areas or salvage yards be screened from any public right-of-way. Performance standards are provided within Chapter 3 of the Village 8 West SPA Plan, Development Code, which regulate outdoor storage to ensure screening of outdoor storage areas from any public right-of-way. Policy LUT 6.10: Coordinate and work closely with the City of San Diego, National City, and San Diego County in the Otay Valley Regional Park and Sweetwater/Bonita areas to participate in the development review processes of projects proposed in these areas. Work to ensure that such development takes applicable City of Chula Vista standards into consideration, as appropriate. The relationship to surrounding uses and jurisdictions was carefully coordinated during the planning process. 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. The Village Pathway that currently exists along the west side of Magdalena Avenue would also be extended into and through the Town Center and is planned to extend west into Village 4. 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. The Village 8 West SPA plan considers development in Village 4 by locating multi-family uses immediately adjacent to the future residential areas of Village 4. 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 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-21 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency extended into Village 8 West. 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. Objective LUT 7: Appropriate transitions should be provided between land uses. Policy LUT 7.1: Protect adjacent, stable residential neighborhoods by establishing guidelines that reduce the potential impacts of higher intensity mixed use, commercial, and urban residential developments (i.e. transitional areas). Policy LUT 7.2: Require new or expanded uses to provide mitigation or buffers between existing uses where significant adverse impacts could occur. Policy LUT 7.3: Require that commercial and industrial development adjacent to residential or, educational uses be adequately screened and buffered to minimize noise, light, glare, and any other adverse impacts upon these uses. Policy LUT 7.4: Require landscape and/or open space buffers to maintain a naturalized or softer edge for proposed private development directly adjacent to natural and public open space areas. Consistent. The SPA Plan is consistent with this objective and relevant policies. See discussion above for Objective LUT 6. In addition, the SPA Plan includes performance standards to regulate the on-going operation of uses within the project area to ensure noise, odor, and other issues resulting from the on-going operation of each use do not negatively impact neighborhoods and the community. The land use plan for Village 8 West is designed to transition from higher-density to lower-density land uses from north to south. Additionally, the grading plan and proposed slope create natural buffers between land uses. The southern portion of the project is designated for open space to transition into the MSCP area and would be landscaped with non-invasive, native species. Refer to Appendix A of the Preserve Edge Plan for a list of acceptable species. Objective LUT 16: Integrate land use and transportation planning and related facilities. Policy LUT 16.1: Promote the development of well-planned communities that will tend to be self-supportive and, thus, reduce the length of vehicular trips, reduce dependency on the automobile, and encourage the use of other modes of travel. Policy LUT 16.2: Ensure that new development and community activity centers have adequate transportation and pedestrian facilities. Consistent. The SPA Plan includes standards for both transportation facilities and land uses in order to ensure compatibility. As discussed in LUT 1, Village 8 West would include a mix of residential, retail, office, commercial, and recreational development to create a self-supportive community. A series of trails, sidewalks, and bike lanes make the entire project area accessible to non-motorized transportation and the design guidelines in Chapter 5 minimize conflicts between vehicles and non-motorized transportation, such as the traffic calming measures described in Section 5.8 of the SPA Plan. A proposed transit stop would be centrally located within the Town Center and would be accessible to pedestrians and cyclists. Objective LUT 61: Create balanced communities that can provide a high quality of life for residents. Policy LUT 61.1: Adhere to the regulations established in existing GDPs and SPAs. Policy LUT 61.2: Future SPAs shall focus on creating a vibrant sense of community, a vigorous economy, and a healthy environment. Policy LUT 61.3: Require all future community identification signs and monuments to recognize communities as part of Chula Vista. Consistent. Village 8 West is consistent with this objective, because the SPA Plan includes a mixed-use town center which, at build out, will offer residential, employment, and retail opportunities providing for balanced communities and a high quality of life. The diversity of residential and commercial densities, a variety of parks, and potential residential-serving retail and other uses throughout the project area would will provide a vibrant sense of community and contribute to a vigorous economy, and a healthy environment. All entryway signage would be consistent with the requirement to include “City of Chula Vista” on all community identification signs, as required by Section 3.7 of the SPA Plan, Sign Regulations. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-22 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Objective LUT 72: Develop comprehensive, well-integrated, and balanced land uses within villages and town centers that are compatible with the surroundings. Policy LUT 72.1: Create a series of town centers of size or intensity greater than the typical village core concept, and characterized by higher density, mixed use development, with an appropriate amount of commercial, community, and other necessary services. Consistent. The SPA Plan is consistent with this objective and supporting policies because the plan proposes a mixed-use town center that would accommodate higher density development that the remaining area. The Town Center would be the commercial center of the project area and would accommodate a wide range of commercial, residential, cultural, civic, recreational uses, and businesses that serve the daily needs of nearby residents. The Town Center includes a town square and would also include plazas. Policy LUT 72.2: Provide for mixed land use in each Village core and town center focusing on shops, plazas, parks, and housing arranged to encourage social interaction. Policy LUT 72.3: Provide a variety of housing types, including single-family and multi-family, in residential neighborhoods and mixed use village centers, responding to the needs of families, singles, students, and seniors. The Town Center would be pedestrian-oriented to encourage social interaction. The SPA Plan proposes a wide variety of housing types ranging in density from low-medium to high. The variety of housing types would accommodate families, singles and those with special housing needs, including the handicapped and the elderly. Fair housing practices would be employed in the sale, rental and advertising of all units. In addition, an affordable housing program has been prepared in conjunction with this document. Policy LUT 72.4: Concentrate higher intensity land uses and those uses that generate pedestrian activity within the village core or own center, with densities generally decreasing away from core areas. Housing density is highest in the Town Center in the northern area of the project area, and transitions to lower density single-family residences in the southern area of the project area. Policy LUT 72.5: Each village core or town center must provide neighborhood commercial services within ¼-mile walking distance of residents and/or transit. A transit stop is proposed in the mixed-use Town Center. The Town Center would provide neighborhood commercial services within ¼-mile of residences and transit access. Policy LUT 72.6: Town centers should provide community/neighborhood serving services. As described above, the Town Center would provide community/neighborhood serving services. Policy LUT 72.7: Provide pedestrian and street connectivity between the villages utilizing a grid circulation pattern that offers a wider range of mobility choices and routes. The SPA Plan circulation network proposes several connections to adjacent villages. Main Street would connect Village 8 West to Village 4 and Village 8 East. Otay Valley Road would connect Village 8 West to Village 7 and Village 8 East. Both roadways would include an on-street bicycle lane and sidewalks. An off-street village pathway would run along Main Street and provide connections to Village 4 and Village 8 East. A regional trail is proposed along the entire length of Otay Valley Road in the project area. Objective LUT 74: Accommodate land uses that diversify the economic base within Otay Ranch and the surrounding south San Diego County region. Policy LUT 74.1: Provide sufficient land and infrastructure to accommodate commercial and industrial uses. Policy LUT 74.2: Promote additional business and higher paid employment opportunities for residents of Chula Vista. Policy LUT 74.3: Promote synergistic uses between the villages of Otay Ranch to provide a balance of activities, services and facilities. Consistent. The proposed Town Center would accommodate 300,000 square feet of commercial and office development that would provide employment opportunities. A wide range of employment land uses would be allowed in the Town Center, including retail and professional services. The Town Center is centrally located in the northern area of the project area in close proximity to three adjacent villages. The SPA Plan circulation network provides vehicle, pedestrian, and bicycle connections to these villages. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-23 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Objective LUT 81: Develop a higher intensity, mixed use, transit-oriented town center positioned on the intersection of Main Street and La Media Road, surrounded by lower intensity residential use and a large community park that preserves Main Street as an important landform and visual resource. Policy LUT 81.2: Provide single-family homes in low-medium density locations west of the town center, away from major roadways. Policy LUT 81.3: Development near the significant viewsheds and topographic features of Rock Mountain should be done sensitively to preserve these important visual resources of Otay Ranch. Consistent. The project would provide a town center with pedestrian-oriented arterials and mass transit service at the intersection of Main Street and La Media Road. The Town Center would be pedestrian oriented and include an off- street Village Pathway, as well as proposed transit stops. Store fronts would be pedestrian oriented to support commercial use by promoting visibility, and signage would also be provided for vehicles. Main Street would provide a connection to the adjacent Village 8 East town center, including a bicycle land and sidewalks. Policy LUT 81.5: Provide for a town center with pedestrian- oriented arterials and transit service at the intersection of Main Street and La Media Road. Policy LUT 81.6: Support larger commercial uses in the town center by providing additional visibility and access for both vehicles and pedestrians. The highest density development in Village 8 West would be located in the Town Center, including mixed-use commercial and high-density residential. Development would transition to low-density single-family residences on private streets in the southern area of the site, farthest from the Town Center. Policy LUT 81.7: Allow arterial traffic into the Village 8 town center through use of the town center arterial, which may include a pedestrian-oriented, one-way couplet street system or other pedestrian-oriented street design. Main Street and Otay Valley Road would form urban couplets through the Town Center. Policy LUT 81.8: Locate a junior high school, designed with a pedestrian orientation, in Village 8 at the corner of the intersection of La Media and Main Street. Because the Sweetwater High School District serves a larger area than the Otay Ranch, the school may need to serve grades 7 through 12. The district will determine at the SPA level the grades to be served and area needed for the school. A middle school is proposed in the northeast corner of the site, near the intersections of La Media Road and Main Street. The school is located in the Town Center and would be easily accessible to pedestrians. Objective LUT 82: Ensure a cohesive relationship between the town center and adjoining land uses within Village 8. Policy LUT 82.1: Provide access at multiple locations and the Circulation Element Road to ensure connection and circulation throughout the town center and Village 8 in all directions (north/south and east/west). Consistent. The Village 8 West Town Center and multi-family residential land uses would be similar to the residential and mixed-use development planned for Village 8 East adjacent to Village 8 West. Main Street, Street B, and Otay Valley Road would provide connections to Village 8 East and the surrounding regional circulation network. These roadways also provide bike lanes, sidewalks and off-street pathways and trails to encourage alternative forms of travel between villages. Policy LUT 82.2: Respect topographic differences and minimize the creation of large slopes that are visible to the public. The natural landform character would be maintained in the preserve area at the southern edge of Village 8 West. Along the edge of development adjacent to the Preserve, manufactured slopes would define the edge of development and transition into the surrounding open space. Slopes adjacent to the MSCP area would be subject to the requirements of the Preserve Edge Plan and would be planted with non-invasive, native plants. Section 6.3 of SPA Plan, Grading Concept, requires the creation of 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). 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-24 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Policy LUT 82.3: Provide enhanced architectural elevations and landscape design to minimize “back of building” appearance throughout town center and Village 8 along circulation thoroughfares and the canyon rim. Development in the Town Center would be oriented toward Main Street to minimize “back of building” appearances. The SPA Plan is design guidelines and requirements to ensure high quality development, including consideration for all building elevations visible to the public. Objective LUT 83: Develop a pedestrian-oriented and transit friendly community east and south of the town center in Village 8, including a range of housing types, community facilities and a mixed-use village core. Policy LUT 83.1: In Village 8, provide diverse and less intensive housing types, east and south of the town center. Policy LUT 83.2: Provide transition between the adjoining residential land uses and the village core to ensure a cohesive visual character. Policy LUT 83.3: Limit land uses to lower density residential adjacent to the MSCP Preserve. Policy LUT 83.4: Provide transit service within the mixed use residential designated as village core. Policy LUT 83.5: Provide the needed community facilities, including an elementary school and neighborhood park near the village core. Consistent. The SPA Plan proposes a pedestrian-oriented Town Center and development that transitions to lower density single-family development to the south of the Town Center, adjacent to the MSCP Preserve. Transit stops are proposed in the Town Center and pedestrian and bicycle facilities are provided on all circulation network roadways. The SPA Plan includes design guidelines and regulations to ensure cohesive development across the project area. An elementary school and neighborhood park are proposed in Village 8 West, which are central to residential development and accessible by all modes of transportation from throughout the project area. Objective LUT 84: Designate and allow for appropriate and carefully planned land uses that provide additional recreational activities, both public and private, and entertainment and supporting commercial activities that do not threaten the viability of sensitive biological habitats or the Otay Valley's function as a key component of the Otay Ranch Preserve. Policy LUT 84.484.2: Prior to approval of any discretionary permit in the Otay Valley District, ensure that the project is consistent with the Otay Valley Regional Park Concept Plan, and assist implementation of the concept plan through project features and design that support or provide access, staging areas, trails, and appropriate buffering. Consistent. The SPA Plan allows for appropriate and carefully planned land uses in Village 8 West, by proposing a variety of parks and recreational facilities, as well as allowing for private facilities. The mixed-use Town Center would be a 24-hour activity center for the project area. The Town Center would be located in the northern area of the project area, farthest from the Otay Ranch Preserve. Land uses would transition to low-density residential development in the southern area of the site and a Preserve Edge Plan would be implemented to transition into the preserve area. The proposed development areas in the SPA Plan are designated for development under the Otay Ranch RMP and the Chula Vista MSCP Subarea Plan. Access to the Town Center would be provided from the existing La Media Road to the north of Village 8 West, and Main Street to the east of the project area. Planned connections would connect to adjacent village to the west and east and would not intrude into the Preserve. Economic Development Element Objective ED 2: Maintain a variety of job and housing opportunities to improve Chula Vista's jobs/housing balance. Policy ED 2.2: Facilitate increased employment densities near transit stations and routes. Policy ED 2.3: Pursue a diverse supply of housing types and costs, as well as a diverse supply of jobs with varying income potential, to balance local job and housing opportunities. Policy ED 2.5: Encourage mixed use projects where retail, commercial and office development is developed with residential opportunities on the same lot site or in the same building. Consistent. The SPA Plan is consistent with this objective because the proposed land use designations create a variety of residential densities and unit types to be located in proximity to transit and employment opportunities. The SPA Plan provides a balance of job and housing with the SPA Plan area and with surrounding development. A variety of housing types would be accommodated, including high-density multi- family units and single-family homes. A variety of employment opportunities would also be accommodated, including retail and commercial opportunities, and professional offices. The mixed-use Town Center includes a proposed transit station. The residential types proposed in the SPA Plan include live/work units that would include residential and retail or office use in the same building. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-25 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Objective ED 8: Develop and maintain a City-wide image that promotes the City’s assets. Policy ED 8.2: Facilitate identification of activity areas throughout the City to aid in promoting recognizable destinations for shopping, recreating, and business. Consistent. The SPA Plan is consistent with this objective because it would promote a new activity area in the Town Center. This area would provide a destination for shopping, recreating, and business. The design guidelines outlined in the SPA Plan would create a recognizable destination. Objective ED 9: Develop community-serving and neighborhood uses to serve residents and visitors, alike. Policy ED 9.1: Provide for community and neighborhood commercial centers in areas convenient to residents. These centers should complement and meet the needs of the surrounding neighborhood through their location, size, scale, and design. The neighborhood concept of providing pedestrian, bicycle and other non-motorized access should be encouraged. Policy ED 9.5: Encourage clustered commercial uses to prevent and discourage strip development. Locate commercial uses at focal points along major arterial streets or expressways and in village core areas. Policy ED 9.6: Encourage clustered, smaller scale office and professional uses along major streets and in neighborhood centers in a variety of areas dispersed throughout the community to meet the needs of nearby neighborhoods. Policy ED 9.7: Encourage merchants, neighborhood associations and other groups to enhance business districts and meet the needs of adjacent neighborhoods. Consistent. The SPA Plan is consistent with this objective and supporting policies because the mixed-use Town Center would include community-serving and neighborhood uses to serve residents and visitors. Commercial uses would be clustered along major streets and in focal points. In the Town Center, commercial uses would be clustered along the Main Street urban couplet. Neighborhood services would also be allowable outside of the Town Center. A community park, town square, and neighborhood park are proposed, and playground and other recreational facilities would be accommodated throughout the proposed neighborhoods. A CPF zone is proposed in the center of Village 8 West. Bicycle and pedestrian facilities would be provided on all circulation network roadways. The facilities would also provide connections to adjacent villages to make Village 8 West facilities available to serve surrounding neighborhoods. Public Facilities and Services Element Objective PFS 19: Provide art and culture programs, childcare facilities and health and human services that enhance the quality of life in Chula Vista. Policy PFS 19.1: Promote land use designations that accommodate location of childcare facilities and other health and human services near homes, schools, work places, activity centers, and major transit facilities and routes. Policy PFS 19.3: Encourage the development of childcare space within residential and commercial development projects, including new construction, replacement and reuse, to meet the needs of residents and employees. Policy PFS 19.10: Continue to require community purpose facility acreage, in accordance with the Municipal Code, for the provision of childcare and other social service facilities. Consistent. The SPA Plan is consistent with this objective and supporting policies because the project area includes the CPF designation within Village 8 West, which can accommodate uses such as art and cultural programs, childcare facilities, and other health and human services. The proposed SPA Plan includes a CPF planning area centrally located in the project area. Implementation of the SPA Plan would provide 5.8 acres of CPF zone in one planning area. The balance of the CPF requirements for Village 8 West (2.2 acres) would be provided in the manner allowed by the CPF Ordinance by the terms of that certain Land Offer Agreement dated April 17, 2008by the City obtaining ownership of land through a separate contractual obligation which is consistent with the CPF Ordinance. The Town Center also provides opportunities for a variety of art and cultural programs, such as events in the Town Square. Childcare facilities and human services are allowable uses in the Town Center as well as the lower- density residential neighborhoods. Objective PFS 20: Develop a cultural arts center in Chula Vista. Policy PFS 20.3: Encourage the installation of art pieces in publicly owned spaces and require developers to pay fees or provide art pieces that serve to enhance an individual project and contribute to the appearance and vitality of the development. Consistent. The SPA Plan promotes the use of public art in public areas of the Town Center and community use facilities, such as parks. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-26 City of Chula Vista November 2013 Table 5.1-2 Project Consistency with Applicable General Plan Land Use Policies (continued) Applicable Policies Evaluation of Consistency Growth Management Element Objective GM 2: Provide adequate and sustainable fiscal base. Policy GM 2.1: Achieve and maintain a balance of land uses within the city that assures residential development is complemented by expanded local employment opportunities, retail and commercial services, and recreation and entertainment venues; and that the city-wide mix of land uses provides fiscal balance between those that produce revenues and those that require public expenditures. Policy GM 2.2: Require a fiscal impact analysis to be conducted for major development projects that documents the project’s effects upon the city operating budget over time. Consistent. The Village 8 West SPA Plan would accommodate 300,000 square feet of commercial/retail employment opportunities concurrently with residential development. The PFFP includes a fiscal impact analysis identifying capital budget impacts on the city as well as maintenance and operation costs for each proposed phase of development. Objective GM 3: Create and preserve vital neighborhoods. Policy GM 3.3: Assure that all new and infill development within existing urban areas pays its proportional share of the cost for urban infrastructure and public facilities required to maintain the Threshold Standards, as adopted for its area of impact. Policy GM 3.8: Encourage the creation of vibrant and varied neighborhoods and a diversity of housing types, including, housing affordable to a range of income groups, consistent with housing element objectives. Consistent. See analysis for Objective GM1. Additionally, the SPA Plan proposes a variety of neighborhoods and a diversity of housing, from high-density in the Town Center, to single- family residences in the Neighborhood Edge Zone. The SPA Plan includes an affordable housing plan that would supply approximately 205 units for low income households, and a PFFP to identify the applicable funding mechanisms to maintain public services and utilities in the project area. Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals Applicable Policies Evaluation of Consistency Part II, Chapter 1, Section B: Goals, Objectives, and Policies Goal: Develop comprehensive, well-integrated and balanced land uses which 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. 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. Consistent. A diverse range of housing and employment opportunities is proposed across the site. The plan is consistent with the GDP specific directives for Villages 8 West to create 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 Village 8 West meets the objectives of integration and compatibility of land uses within villages and with adjacent communities. Housing and employment are combined in a mixed-use town center. The SPA Plan also supports the objective of enhancing the unique environmental and visual qualities of Otay Ranch. The grading plan is complementary to the natural topography of the site and maintains views towards open spaces. As discussed under Threshold 1, the proposed development is compatible with surrounding developed villages and consistent with the land uses planned for the site in the GDP. 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. Consistent. The SPA Plan area does not contain significant natural resources. Transect planning would be applied to the site to create a gradual transition toward lower densities in areas adjacent to the Otay River Valley. Proposed development adjacent to these areas would consist of 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-27 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency compatible uses with appropriate design, landscaping, drainage and other development standards sensitive to the environment, in accordance with the Preserve Edge Plan included in the SPA Plan. Furthermore, the portion of the site conveyed into the Preserve would be retained as open space to protect environmentally sensitive land in accordance with the MSCP. Goal: Promote villages 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. Consistent. Land uses within the Village 8 West Town Center would 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. The village will incorporate Ranch-wide design elements such as signage and landscaping to connect it with the other villages of Otay Ranch. Public open spaces such as the Town Square would provide opportunities for community events. The Town Center is intended to be a 24-hour activity area and the variety of allowed uses would provide a range of activities and services. 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. Consistent. Village 8 West would contribute to the economic base of Otay Ranch with neighborhood-serving businesses. The Town Center would provide a significant employment center for the area. The Town Center would 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 urban setting. The PFFP included in the SPA Plan would ensure that public facilities are adequately funded concurrent with development. Goal: Promote synergistic uses between the villages and town centers of the Otay Ranch to provide a balance of activities, services and facilities. 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. Consistent. The SPA Plan proposes a walkable, mixed-use community. The proposed land uses would serve Village 8 West and the surrounding Otay Ranch GDP area, through the establishment of recreational opportunities and 300,000 square feet of commercial, retail, and office uses. Village 8 West would provide a balance of activities, services, and facilities with the Town Center. The town center land uses would include commercial and mixed uses, such as retail, restaurants, etc., which will serve surrounding villages. Part II, Chapter 1, Section D: Land Use Design, Character, and Policies 1a. Village/Town Center Land Use Policies Goal: Organize land uses based upon the village/town center concept to produce a cohesive, pedestrian friendly community. Encourage non-vehicular trips and foster interaction amongst residents. Policy: Phase villages/town centers to ensure the provision of adequate facilities and services. Consistent. The SPA Plan incorporates the village concept, in an intensified land use pattern. All areas of Village 8 West would be connected by an extensive trail 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 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-28 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency Policy: Land uses, roads and buildings shall be designed and located to encourage walking between uses and foster a pedestrian scale. Policy: Encourage a pedestrian-friendly village/town center environment through the use of amenities such as shaded streets, street furniture, on-street parking, buildings fronting the streets, narrow streets, reduced design speeds, visible landmarks, entries and porches facing the street, commercial areas with zero front yard setbacks (build to line), plazas and courtyards in commercial areas, and multi-modal circulation systems. Policy: To define the village core edge and to provide a greenbelt between villages cores, landscaped buffers shall be provided adjacent to arterial highways. The buffer shall vary in size, in relation to highway alignments, topography, village community character, location of proposed facilities and existing natural features. Scenic highways have an expanded buffer. high-density residential, elementary school, shopping, work, entertainment and neighborhood park uses near the village core will also encourage non-vehicular trips. The SPA Plan encourages a pedestrian-friendly village/town center environment by setting standards for shaded streets, street furniture, on-street parking, buildings fronting the streets, narrow streets, reduced design speeds, visible landmarks, entries and porches facing the street, commercial areas with zero front yard setbacks (build to line), plazas and courtyards in commercial areas, and multi-modal circulation systems. The SPA Plan also includes requirements for streetscaping, including along Main Street and Otay Valley Road. The proposed circulation system includes an off-street village pathway that would connect Village 8 West to surrounding villages. Development in Village 8 West would be phased. Provision of infrastructure would be phased with development, as discussed in Sections 5.3 (Transportation/Traffic), 5.9 (Public Services), 5.11 (Hydrology and Water quality), and 5.15 (Public Utilities). All roadways would include landscaping, including Main Street and Otay Valley Road. The proposed parks on the southern edge of the SPA Plan area would provide a buffer between the project and open space. 1b. Village Core Policies Policy: A village core is defined by the mixed-use and medium- high land use categories as depicted within the GDP/SRP Land Use Map. A town center is defined by the town center land use designation as depicted with the GDP/SRP Land Use Map. Village cores and town centers and may contain higher intensity uses, including civic presence and community purpose facilities, village square or green, elementary school, commercial and office uses, transit stop or station, parking areas or facilities. Policy: Village cores should be centrally located, within approximately one-quarter mile of the majority of a village’s population. Policy: The location and form of the village core shall reflect the physical constraints of the village and the village’s relationship to surrounding land uses and the circulation system. A town center shall provide for a more defined grid system of roadways the center of which is the town center arterial. The town center arterial provides for greater support to mixed-use retail centers by accommodating high-traffic volumes yet does so in a pedestrian friendly environment. It is anticipated that these roadways will be composed of a pair of two one-way streets. Policy: Community purpose facilities shall be provided in accordance with the provision of Chapter 5, Capital Facilities and Chapter 19.48 (P-C zone) of the CVMC unless otherwise permitted by City Council pursuant to the expressed terms set forth by agreement, ordinance or such other manner approved by City Council. Consistent. The proposed Town Center would be surrounded by multi-family residential land uses. The proposed Town Center would be centrally located within one quarter mile of the majority of proposed residences. The proposed land use plan and circulation system would support walkable communities and access to transit. The circulation system through the Town Center would include a grid of streets made up of urban couplets. The siting of the proposed Town Center reflects the GDP plan for surrounding land uses including Villages 4 and 7 to the north and west. The village core area is situated at the intersection of Main Street and La Media Road, adjacent to these villages. Implementation of the SPA Plan would provide 5.8 acres of CPF zone in one planning area. The balance of the CPF requirements for Village 8 West (2.2 acres) would be provided in the manner allowed by the CPF Ordinance by the terms of that certain Land Offer Agreement dated April 17, 2008. The SPA Plan establishes a maximum height limit of four stories in the Town Center. Allowable building heights decrease further from the Town Center. The SPA Plan includes design standards that promote orientation of buildings toward the public street and sidewalks, require parking access to be secondary to the street, avoid unarticulated blank walls on any side of buildings, encourage varied and articulated building facades, and establish landscaping themes for Village 8 West. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-29 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency Policy: Village core and town center buildings shall not exceed four stories. Buildings constructed at lower heights may be converted to four-story buildings. Policy: Locate taller buildings near the center of the village core or town center, with building heights and sizes gradually decreasing outward from the center. Policy: Buildings shall have front access and orientation to streets and sidewalks. Access to parking lots shall be secondary to the street. Policy: Avoid street side facades of unarticulated blank walls or an unbroken line of garage doors. Policy: Building facades shall be varied and articulated to provide visual interest. Encourage street level windows and numerous building entries. Arcades, porches, bays, and balconies shall be encouraged. Policy: Use landscape themes to help define village/town center character. 1c. Village Core/Town Center – Mixed Use Policies Policy: Land uses permitted within mixed use and town center categories may vary from village/town center to village/town center as the needs warrant. Policy: The mixed use town center areas are contiguous pedestrian zones which includes the following activities:  Retail/Office Uses: Uses such as, but not limited to, retail shops, professional offices, service commercial, restaurants, cinemas, health clubs, entertainment facilities, supermarkets and studios are permitted, along with attendant parking areas or facilities. Residential uses may be permitted above commercial uses. These uses should not front on circulation element roads in village cores but may be in town centers in order to activate the street scene and increase the viability of commercial uses.  Schools: Schools shall be located within or adjacent to the mixed use area, where population warrants. However, schools shall not be located so as to disrupt the contiguous retail uses. School sites are shown symbolically on the GDP/SRP land use map to indicate the conceptual location. The specific location of schools shall be identified at the SPA level. Residential uses are permitted, in the event the school sites shift from the mapped location. Policy: Civic Presence Facilities: Each village/town center should contain one or more civic presence facilities within the village core/town center. The architecture of civic presence facility may be the hallmark of the character of the village/town center and help to create a focal point for village/town center activity. (In some cases, a commercial building could be the focal point.) Civic presence facilities may be drawn from a wide variety of uses, including but not limited to, libraries, community centers, a public plaza, town square or town hall, fire/police stations, cultural arts, public and/or private schools, churches, day care centers and commercial recreation facilities. In some instances, civic presence facilities may also be “community purpose Consistent. The SPA Plan includes design guidelines and regulations for the proposed Town Center to ensure the area is pedestrian-friendly, including traffic calming measures and requiring buildings to be oriented toward pedestrian facilities. A transit stop would be provided in the Town Center. Retail and office uses are proposed, including a variety of allowable uses. Mixed-use residential development is also proposed for the Town Center to further promote it as a pedestrian- friendly activity center. Commercial development in the Town Center would be appropriately scaled for the development and would service residents in Village 8 West and surrounding villages. “Big box” stores would not be allowed. A middle school is proposed adjacent to the Town Center, and an elementary school is proposed south of the Town Center, connected by pedestrian and bicycle facilities. The Town Center would include a town square and the SPA Plan encourages the development of additional public spaces and civic facilities. Additionally, a CPF zone is proposed. The SPA Plan includes landscaping requirements for Village 8 West. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-30 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency facilities” sized in accordance with the requirements of Chapter 5, Capital Facilities and Chapter 19.48 (P-C zone) of the CVMC. Policy: Encourage mixed uses throughout mixed use and town center areas, including residential or office uses above retail uses. Policy: The design and location of residential areas shall complement the pedestrian friendly environment. Policy: Commercial uses shall be sized to meet the day-to-day needs of surrounding villages/town centers. Uses which rely extensively upon regional markets, heavy autos or truck access are not appropriate in the village core or town center. Policy: Concentrate retail uses near the transit station/stops in mixed use and town center areas. Orient mixed use and town center area activities which generate higher volumes of trips toward the transit facilities, rather than toward parking areas. Policy: Landscape mixed use and town center areas to create an urban feeling through the use of hardscape, tree wells, pots, street furniture, thematic light fixtures, benches, bollards, and enriched paving patterns. Town center arterials, village entry streets and promenade streets should be tree-lined with a formal landscape pattern. Policy: Public access spaces, such as a plaza, town square, park, or town hall or community building, shall be provided in mixed use and town center areas. Public access spaces may be privately owned if significant public access is assured. 1d. Village Core/Town Center Residential Policies Policy: The town center designation allows for higher residential densities than mixed use land designations. Policy: Mixed use residential with some medium-high residential uses shall be located in the village core on two or more sides of mixed-use areas. Policy: Town center, mixed use and medium-high residential uses shall be characterized by higher density multi-story mixed use shopkeeper and live/work row homes, townhouses, and stacked flat residential buildings where appropriate. Consistent. Implementation of the SPA Plan would allow high-density residential uses to be located within the Town Center and the Neighborhood Center Zone, which surrounds the proposed Town Center. Attached single-family development, such as townhomes, would also be allowed in the Neighborhood Center Zone. Lot sizes and set-backs would transition from higher density development with little setback in the Town Center, to larger lot homes with more set-back in the Neighborhood Center Zone. 1e. Secondary Areas Policies Policy: Secondary areas shall be areas outside of the village core, predominately comprising residential uses. Policy: Outside the village core, densities shall generally decrease with distance from the transit stop or station. Policy: Limited convenience commercial may be located outside the village core or town center. These areas will be delineated at the SPA level. Consistent. The lower density residential land uses proposed in the SPA Plan would remain connected to the Town Center through pedestrian and bicycle systems, transit availability and general design measures. The SPA Plan includes reduced density residential land uses in areas adjacent to the core area. Allowable residential density decreases with distance from the Town Center. The lowest density, single-family homes would be located at the southern edge of the project site. Part II, Chapter 5 – Capital Facilities, Section B – Goals, Objectives, Policies 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 are Consistent. The SPA Plan meets these goals and objective through implementation of the PFFP that phases development with infrastructure improvements. This plan determined the project’s fiscal impacts on public entities and identified the development’s fair share of improvements and 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-31 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency 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: 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. Policy: Require SPAs to prepare a fiscal impact report discussing a project's individual and cumulative effects on the fiscal wellbeing of impacted public entities and discussing a project’s impacts on service/capacity levels of existing facilities. funding. According to the Chula Vista GMO, building permits would not be issued if public services would not be available to serve development Part II, Chapter 5 – Capital Facilities, Section D – Social 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. Consistent. The SPA Plan provides areas for indoor and outdoor facilities including contributions to the Otay Ranch Community Park, a neighborhood park, a town square, and a CPF site. These facilities would be able to accommodate art and cultural events. In addition, the Town Center permits art galleries, studios, and similar uses. 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. Consistent. Childcare facilities are an allowable use in or adjacent to the mixed use, commercial, elementary school, CPF 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 would be allowable subject to a large family daycare permit. 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. Consistent. Senior care and health care offices and clinics are permitted uses within the mixed-use Town Center. 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. Policy: Each SPA shall specifically designate land and/or space for community purpose facilities and regional purpose facilities, sufficient to satisfy community purpose facility requirements. Consistent. The town center area and the Community Purpose Facility will provide potential locations for these uses. Parks may also be available to share facilities with community-serving organizations. A CPF zone is proposed for the project area. 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. Consistent. 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, a CPF site, recreation facilities, and park land uses. Shared use may be available with the schools. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-32 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency 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. Part II, Chapter 5 – Capital Facilities, Section E – Community Facility Plans 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 dwelling unit. Consistent. Development of Village 8 West would participate in city programs for provision of animal control. Private and public animal control facilities could be accommodated in the mixed-use Town Center. 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. Consistent. This goal would be met through implementation of the PFFP, discussed in greater detail in Sections 5.9, Public Services, and 5.15, Public Utilities. Part II, Chapter 8 – 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. Consistent. Future applications for development within Village 8 West would 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. Implementation of the PFFP and the GMO would ensure that public services are available to serve the development during emergencies. Objective: Prevent property damage and loss of life due to fire, crime or hazardous substances. Policy: Fire protection, law enforcement and emergency services facilities shall be available prior to or concurrent with need. Policy: Arrange land uses in a manner consistent with recognized health, fire, crime prevention and protection practices. Consistent. Village 8 West is planned to reduce potential effects of fire through adequate water supply, street design that facilitates emergency vehicle access, fuel-modification landscape techniques, adequate location of fire facilities, and implementation of a fire protection plan. Crime prevention is addressed through optimization of community interaction and street activity and a minimization of secluded areas that could foster crime. Federal, state, and city codes and policies will be implemented and enforced to minimize potential effects of hazardous substances. Part II, Chapter 9 – Growth Management 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. Consistent. Village 8 West would be developed in phases that balance market forces with implementation of the facilities, as identified by the PFFP. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-33 City of Chula Vista November 2013 Table 5.1-3 Comparison of the Village 8 West SPA Plan with the Applicable GDP Goals (continued) Applicable Policies Evaluation of Consistency Part II, Chapter 10 – Resource Protection, Conservation and Management Objective: Provide land use patterns and protect features which result in the conservation of non-renewable energy resources. Policy: Reduce the reliance for project residents to utilize the automobile, thereby minimizing automobile trips and miles traveled. Policy: Encourage the provision of regional mass transit facilities within the Otay Ranch. Consistent. The proposed 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 WCP and landscape design proposed in the SPA Plan would promote efficient water use. The non- renewable energy conservation plan promotes efficient energy use and use of renewable energy resources. 4. Zoning Code (Zoning Designation) Table 5.1-4 compares the project to existing P-C zoning regulations (CVMC Section 19.48.010 A). The P-C zone requires the preparation of an SPA plan. As shown in Table 5.1-4, the proposed SPA Plan and TM would comply with the purpose of the P-C zone because it implements an orderly preplanning for the long-term development of Village 8 West through the implementation of approved site utilization plans and form-based code, as described in Section 3.3.1.A, Development Concept. Village 8 West has been planned using transects to provide organization for development that focuses activity within the Town Center, transitioning into residential opportunities and rural open space at the edges. The form based code in the SPA Plan would implement regulations and standards that focus on the physical relationships between buildings, streets, and public spaces. This approaches the development of land by regulating the form, character, and street appearance of a building to focus attention on the public presentation of buildings, and creating a public setting that is comfortable for pedestrians. This approach also provides design standards for landscape zones, open space and recreational areas, lighting, parking areas, and signage. The project is also consistent with general regulations applicable to the P-C zone in that Village 8 West exceeds 50 acres in size and is held under a single ownership. Therefore, the project is consistent with the zoning code and land use impacts would be less than significant. Table 5.1-4 Comparison of the Village 8 West SPA Plan to the Requirements of the P-C Zone (CVMC Section 19.48) Code Requirement Village 8 West SPA Plan Consistency Section 19.48.010 A. Provide for the orderly preplanning and long-term development of large tracts of land which may contain a variety of land uses, but are under a unified ownership or development control, so that the entire tract will provide an environment of stable and desirable character. Section 19.48.010 B. Give the developer reasonable assurance that sectional development plans prepared by him in accordance with an approved general development plan will be acceptable to the city. Sectional development plans may include subdivision plans and/or unit development plans. Consistent. The project would be developed in accordance with an approved SPA Plan for Village 8 West in accordance with the GDP. Preplanning and proposed long-term development of the project would be implemented in accordance with the form based code that would be approved as part of the SPA Plan. The code would assure that long-term development results in an environment of stable and desirable character. Provisions of the code include architectural design, performance standards, parking standards, landscaping, and prohibited uses. Section 19.48.020 A. P-C zones may be established on parcels of land which are suitable for, and of sufficient size to be planned and developed in a manner consistent with the purpose of this title. No P-C zone shall include less than 50 acres of contiguous land. Consistent. Village 8 West contains approximately 300 acres of contiguous land, which exceeds the minimum area for planned community development. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-34 City of Chula Vista November 2013 Table 5.1-4 Comparison of the Village 8 West SPA Plan to the Requirements of the P-C Zone (CVMC Section 19.48) (continued) Code Requirement Village 8 West SPA Plan Consistency Section 19.48.020 B. All land in each P-C zone, or approved section thereof, shall be held in one ownership or other unified control unless otherwise authorized by the planning commission. Consistent. Village 8 West, which is held under the single ownership of the OLC, meets the ownership requirement. Section 19.48.025 A. All land in the P-C zone, or any section thereof, shall provide adequate land designated as “community purpose facilities.” Consistent. Implementation of the SPA Plan would provide 5.8 acres of CPF zone in one planning area. The balance of the CPF requirements for Village 8 West (2.2 acres) would be provided in the manner allowed by the CPF Ordinance by the terms of that certain Land Offer Agreement dated April 17, 2008. Section 19.48.040 B.6.d. Recreational facility land uses shall not utilize more than 35 percent of the overall CPF zone acreage required for CPF master plan area. Sites identified for recreational facilities in CPF land districts shall be a minimum one-half acre, and shall meet the minimum development criteria outlined in CVMC 19.48.025(H). Recreational facilities proposed for CPF credit will not receive park or open space credit. Consistent. Any recreational acreage proposed by the applicant for CPF credit would be required to meet this standard. 5. Growth Management Ordinance The GMO requires the provision of a PFFP, Fiscal Impact Report, AQIP, and WCP for every SPA plan to ensure that existing public services and financing for new public facilities would keep pace with new development, adequate water supply would be available to serve new development, and that a project would meet local and state air quality standards. The SPA Plan for Village 8 West includes a PFFP, AQIP, and WCP, which will be considered for approval concurrently with the SPA Plan and TM. The project could not move forward without an approved SPA Plan; therefore, the project would be consistent with this requirement of the GMO. In addition, the GMO requires that a project meet GMOC quality of life threshold standards related to traffic, police and fire services, parks, schools, libraries, sewers, storm drainage, air quality, and water. The project would be consistent with GMOC threshold standards with respect to police service, fire service, libraries, parks and recreation, water, wastewater, drainage, and traffic with the implementation of the mitigation measures indentified in the other sections of the EIR (see Sections 5.3 Transportation, 5.9 Public Services, 5.15 Public Utilities, and 5.11 Hydrology and Drainage of this EIR). The city standard for air quality is an annual report from the SDACPD on the impact of growth on air quality. The project would not interfere with the SDACPD’s ability to prepare its annual report. As discussed in Section 5.4, Air Quality, the project would reduce its construction and operational air quality emissions to the maximum extent feasible. The city standard for schools is an annual report to evaluate school district's ability to accommodate new growth. The project would not interfere with the City’s or the school districts’ ability to prepare this report. As discussed in Section 5.9.3, Schools, the project includes an elementary school and middle school to serve the project, and Olympian High School can accommodate growth from Village 8 West. As the project would be consistent with the standards, land use impacts with respect to this ordinance would be less than significant. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-35 City of Chula Vista November 2013 6. Park Land Dedication Ordinance The Park Land Dedication Ordinance, CVMC Section 17.10.040, requires the dedication of 460 square feet developed park land per each single-family unit and 341 square feet per each multi-family unit. Under this existing coefficient, the project’s residential units would generate a need for 17.8 acres of parkland. As discussed in Section 5.9, Public Services, Village 8 West would provide a total of 28 acres of parks, including 17.4 acres of land that would be added to the Otay Ranch Community Park, a 7.5-acre neighborhood park, and a 3-acre town square in the Town Center. Consistent with the Otay Ranch RMP, the project would also provide approximately 19.1 acres of open space and would retain 15.6 acres of the existing on-site Otay Ranch MSCP Preserve as an open space preserve, and provide for an off-site trail connection to the Otay Valley Regional Park. 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 Two, Four, and Eight 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 Plan to obligate the dedication of such park acreage from Village 8 West to satisfy a portion of Village 9’s park obligation as needed. Therefore, the project would be consistent with the Park Land Dedication Ordinance and land use impacts would be less than significant. 7. Parks and Recreation Master Plan The existing Chula Vista Parks and Recreation Master Plan identifies a range of passive and activity park elements to serve the residents of Village 8 West. Based on the Otay Ranch village boundaries at the time the Parks and Recreation Master Plan was prepared (at that time, the current limits of Village 8 West included portions of Villages 4 and 7), the adopted Master Plan requires 5.6 acres of community or neighborhood parks to be developed in Village 4, and 8 acres of parks to be developed in Village 8. The plan specifically lists a 5-acre neighborhood park in Village 4 and a 7-acre neighborhood park in Village 8 as part of the future facilities for the city. It is anticipated that a portion of these facilities would be developed off-site in Villages 4, 7, and 8 East. However, in and of itself Village 8 West would provide a total of 27.9 acres of parks, including a 7.5-acre neighborhood park. Therefore, the project is generally consistent with the Master Plan defined range of recreational experiences anticipated to serve the demands of the Village 8 West residents. Section 5.9, Public Services, includes a comparison of the SPA Plan to the applicable parks and recreation master plan policies in Table 5.9-16. As shown in this section, the project would be consistent with all applicable policies. Therefore, the project is consistent with the adopted and proposed Master Plan. This land use impact would be less than significant. 8. Greenbelt Master Plan The segment of the Greenbelt Master Plan applicable to the SPA Plan and TM for Village 8 West is the regional trail that extends along Street A. This segment presents an opportunity as a multi-use trail that would provide mobility for residents between several villages and connectivity between recreation areas in Village 8 West and other future parks along the Greenbelt. The regional trail is intended to connect 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-36 City of Chula Vista November 2013 active and passive users and provide them with the opportunity to stop and enjoy an enhanc ed open space areas. The regional trail through Otay Ranch would provide a link along Wolf Canyon that would connect Salt Creek to the Otay Valley. Under the proposed SPA Plan and TM, a multi-purpose recreational trail will begin at the southerly terminus of Street A, follow the alignment of the proposed sewer corridor, and will ultimately connect to the Greenbelt Trail and the Otay Valley Regional Park trail system. The trail would be open to bicycles, pedestrians, and other non-motorized modes of transportation. Connections to this trail would be provided by the regional trail along Otay Valley Road and the village pathway along Main Street. These trails connect the land uses within Village 8 West as well as with the surrounding other villages. Section 5.9, Public Services, includes an analysis of the project’s consistency with the Greenbelt Master Plan, including a comparison of the project to the applicable Master Plan goals and policies. As shown in this section, the project would be consistent with the standards of the Greenbelt Master Plan and would provide a greenbelt trail connecting Village 8 West to the Greenbelt trail system. Therefore, land use impacts would be less than significant. 9. Tentative Map Title 18 of the CVMC requires the adoption of a TM for division and development of land into five or more parcels. Under CVMC Section 18.04.050, provisions need to be made in a TM to assure adequate access, light, air, and privacy on all parcels of property, regardless of the land use. CVMC Section 18.05.060 provides for necessary land for community facilities, including schools, parks, open space, playgrounds, and other required public facilities. A TM is proposed in combination and concurrently with the proposed SPA Plan. The Village 8 West TM provides detailed boundaries, lot lines, street cross sections and layout, location of utilities and storm drains, and preliminary grading that will serve as the base for final maps and grading and improvement plans. The design guidelines and regulations in the SPA Plan would ensure quality development, including providing adequate access, light, air and privacy. The SPA Plan includes a multi-modal transportation network to serve development and provide connections to the surrounding area. Lighting and privacy guidelines and regulations are included for all development areas. Public and private open spaces would be located throughout the project area to provide access to open air areas. The SPA Plan and TM provides necessary land for community facilities, including schools, parks, open space, playgrounds, and other required public facilities. The TM is required to be reviewed by the Director of Public Works to assure compliance with regulations applicable to public and private utilities, streets, and respective rights-of-way and corridors. The TM is also required to be reviewed by the Development Services Director (or their designee) to assure compliance with regard to the number, size, and configuration of lots to be created and the alignment and width of streets and corridors. The project could not move forward without an approved TM; therefore, the project would be consistent with the TM requirements, and land use impacts would be less than significant. 10. Brown Field Airport Land Use Compatibility Plan The project’s consistency with the Brown Field ALUCP is described in detail in Section 5.5, Noise, and Section 5.13, Hazards and Hazardous Materials. As discussed in Section 5.5, Village 8 West is not located within the 60 dBA CNEL noise level contour for Brown Field; therefore, the proposed land uses are compatible with the noise levels generated by the airport. As discussed in Section 5.13, Village 8 West is located within the FAA height notification boundary, Part 77 Airspace Surfaces, and Airport Overflight Notification Area for residential development, and Review Area 2 of the Airport Influence Area, where 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-37 City of Chula Vista November 2013 development could potentially obstruct the flight approach paths for Brown Field. Due to the height limitations established in the SPA Plan, it is not anticipated that development of the tallest structures would result an obstruction to air traffic. However, because the project site is subject to overflights that are audible on the project site, and because Village 8 West is located within the FAA Height Notification Boundary and Airport Overflight Notification Area, proper disclosure to future residents and notification in compliance with the Brown Field ALCUP is required to ensure land use compatibility. Mitigation measures 5.13-2 through 5.13-4 would ensure compliance with the Brown Field ALUCP and reduce potential land use compatibility impacts to a less than significant level. 11. Otay Valley Regional Park Concept Plan Village 8 West is located north of the “Heritage Road (Paseo Ranchero) to Otay Lake Vicinity” segment of the Otay Valley Regional Park Concept Plan. The concept plan encourages private development that occurs within or adjacent to the regional park to provide linkages with regional park trails and, as appropriate, to provide open space, recreational facilities, staging and viewing areas in conjunction with the park. Village 8 West is not directly adjacent to the Otay Valley Regional Park; however, it does propose a trail that extends south from the project site and would eventually connect to the proposed regional park trail system. Policies for the Heritage Road (Paseo Ranchero) to Otay Lake Vicinity segment include creation of the Otay Ranch Preserve and preservation of wildlife corridors between Poggi and Wolf Canyons and the regional park. As discussed in Section 5.6, Biological Resources, Village 8 West would retain 15.6 acres of Preserve on the project site. The Wolf Canyon habitat linkage is located west of Village 8 West and the Otay River is the main east-west habitat linkage in the project vicinity. The canyons located west of the Village 8 West are within designated conservation areas, and the biological open space around Rock Mountain provides access to Wolf Canyon. However, as discussed in Section 5.6, implementation of Village 8 West would not interfere with wildlife movement over the long-term. Therefore, implementation of the SPA Plan and TM would be compatible with the applicable portions of the concept plan, and land use impacts would be less than significant. C. Threshold 3: Conflict with any applicable habitat conservation plan or natural community habitat conservation plan. The Chula Vista MSCP Subarea Plan and the Otay Ranch RMP are the habitat conservation and community habitat conservation plans applicable to Village 8 West. For development projects located within Otay Ranch, the MSCP Subarea Plan relies on the preserve design and policies contained in the Otay Ranch RMP as the framework for conservation and management of biological resources within Otay Ranch Preserve. The proposed SPA Plan is considered a covered project under the MSCP Subarea Plan. This means that the areas proposed to be preserved (100 percent conservation areas) would be dedicated to the city as a preserve, as part of the development approval process for covered projects. As it pertains to the project, lands will be conveyed to the Preserve in accordance with the RMP. As discussed in greater detail in Section 5.6, Biological Resources, the design of Village 8 West is consistent with the Chula Vista MSCP Subarea Plan and the Otay Ranch RMP through specific adherence to conditions of coverage and mitigation/conveyance requirements for covered projects, as defined in Section 7.6 of the Chula Vista MSCP, and the Otay Ranch RMP. The Otay Ranch RMP established performance standards for achieving an 11,375-acre Otay Ranch open space preserve. Compliance relies on progressive acquisition, or funding for acquisition, of the designated Otay Ranch preserve areas with each development approval. The project would have an indirect, long-term, potentially significant impact related to biological resources management unless the Otay Ranch regional open space is preserved proportionally and concurrently with development. Future final maps will be required to 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-38 City of Chula Vista November 2013 convey open space in accordance with the RMP at a rate of 1.188 acres for each acre of development area. The anticipated conveyance obligation for Village 8 West is approximately 232.7220.6 acres; however, final conveyance calculations shall be determined by the City Engineer based on final map design. All off-site facilities located within the preserve are designed to minimize impacts to covered habitats and species by following the MSCP Siting Criteria. The development of Village 8 West would be located within the area designated for development under the Otay Ranch RMP and the Chula Vista MSCP Subarea Plan, with the exception of the off-site improvement area, which would consist of construction of a sewer lateral and storm drain pipeline, and associated utility access road that would also provide a pedestrian trail connection to the Otay Valley Regional Park. The trail would traverse an area within the MSCP Preserve. Land uses within the Preserve (including access roads and infrastructure) would be considered compatible with the Chula Vista MSCP Subarea Plan if they would be compatible with the Facilities Siting Criteria contained in Section 6.3.3.4 of the Chula Vista MSCP Subarea Plan. Compliance with the Facilities Siting Criteria ensures that the facilities located within the Preserve have been located within the least environmentally sensitive areas and that impacts to the Preserve have been minimized to the maximum extent practical. The discussion in Section 5.6, Biological Resources, provides an analysis of the Facilities Siting Criteria relative to the MSCP Subarea Plan component of Village 8 West and an analysis of Village 8 West’s consistency with the Otay Ranch RMP. The analysis in Section 5.6 concludes that the infrastructure and trail that would traverse the Preserve are consistent with the requirements and criteria of the Chula Vista MSCP Subarea Plan and would not conflict with the adopted MSCP. The MSCP siting criteria were developed for the implementation of planned and future facilities within the Preserve, including infrastructure associated with Village 8 West. The proposed facilities would not significantly impact MSCP narrow endemic species with implementation of the mitigation measures 5.6-1 through 5.6-19 identified in Section 5.6, Biological Resources. These measures would implement the conservation strategies of the Chula Vista MSCP Subarea Plan. Additionally, implementation of the Preserve Edge Plan, Agricultural Plan, and Fire Protection Plan would ensure the development in Village 8 West would be consistent with the Otay Ranch RMP. Therefore, potential land use impacts under this threshold would be considered less than significant. 5.1.4 Level of Significance Prior to Mitigation A. Land Use Compatibility A significant land use compatibility impact would occur if the on-site City of San Diego water lines would not be relocated before development of Village 8 West. B. Conflicts with Land Use Plans, Policies, and Regulations No significant impacts related to the conflicts with land use plans, policies, and regulations have been identified for implementation of the SPA Plan and TM for Village 8 West. C. Conflicts with HCPs or NCCPs No significant impacts related to HCPs or NCCPs have been identified for implementation of the SPA Plan and TM for Village 8 West, other than significant impacts identified in Section 5.6, Biological Resources. Implementation of the mitigation measures identified in this section would reduce all potential land use impacts to a less than significant level. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-39 City of Chula Vista November 2013 5.1.5 Mitigation Measures A. Land Use Compatibility 5.1-1 Waterline Agreement. Prior to approval of the first final map, the applicant shall provide evidence, satisfactory to the City Engineer, that the: i. Applicant has entered into an agreement with the City of San Diego to relocate the City of San Diego waterlines within Village 8 West to a location approved by both the City of San Diego and the City of Chula Vista. ii. City of San Diego has abandoned any water main easements not needed as a consequence of the relocation of the City of San Diego waterlines within Village 8 West. 5.1-2 Waterline Relocation. Prior to issuance of the first grading permit within Village 8 West, the applicant shall relocate the City of San Diego waterlines to the satisfaction of the City of San Diego and the City of Chula Vista. B. Conflicts with Land Use Plans, Policies, and Regulations No mitigation measures are required. C. Conflicts with HCPs or NCCPs No additional mitigation measures are required other than those listed in Section 5.6 Biological Resources. 5.1.6 Level of Significance After Mitigation A. Land Use Compatibility Implementation of mitigation measures 5.1-1 and 5.1-2 would reduce land use compatibility issues to a less than significant level. B. Conflicts with Land Use Plans, Policies, and Regulations Impacts would be less than significant without mitigation. C. Conflicts with HCPs or NCCPs Provided that the mitigation measures listed in Section 5.6 Biological Resources are implemented, impacts related to HCPs and NCCPs would be less than significant after mitigation. 5.1 Land Use and Planning Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.1-40 City of Chula Vista November 2013 This page intentionally left blank.