HomeMy WebLinkAbout!Ch 05.02 Aes 5.2 Aesthetics/Landform Alteration
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.2-1
City of Chula Vista
November 2013
5.2 Aesthetics/Landform Alteration
This section describes the visual setting of Village 8 West and evaluates the potential for changes in
aesthetic character due to implementation of the SPA Plan and TM. This section analyzes the potential
loss of existing visual resources, effects on views, visual compatibility with surrounding land uses,
landform alteration, and light and glare impacts. Potential indirect impacts of lighting on biological
resources are discussed in Section 5.6, Biological Resources.
As stated in Section 2.3, Purpose and Legal Authority, this EIR tiers from the 2013 GPA/GDPA SEIR (09-
01). Section 5.2, Landform Alteration/Visual Quality, of the SEIR 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 SEIR identified a potentially significant impact related to visual character
because the existing characteristic rolling hills would be altered. The SEIR concluded that the impact
would remain significant until SPA plans are adopted to apply design specifications to promote
protection of the visual character of the area. The analysis and discussion of aesthetics and landform
alteration contained in the SEIR are incorporated by reference.
5.2.1 Existing Conditions
A. Regulatory Framework
1. State
a. California Scenic Highway Law
The California Scenic Highway Law of 1963 created the California Scenic Highways Program to preserve
and protect scenic highway corridors from change that would diminish the aesthetic value of adjacent
lands. The State Scenic Highway System includes a list of highways that are either officially designated as
scenic highways by the California Department of Transportation (Caltrans) or eligible for designation.
Scenic highway nominations are evaluated using the following criteria:
■ The proposed scenic highway is principally within an unspoiled native habitat and showcases the
unique aspects of the landscape, agriculture, or man-made water features;
■ Existing visual intrusions do not significantly impact the scenic corridor;
■ Strong local support for the proposed scenic highway designation is demonstrated; and
■ The length of the proposed scenic highway is not short or segmented.
Once a scenic highway is designated, the responsibility lies with the local jurisdiction to regulate
development within the scenic highway corridor. The Caltrans Scenic Highway Mapping System does not
include any officially designated state scenic routes within the project area.
2. Regional
a. County of San Diego Code of Regulatory Ordinances Sections 59.101-59.115, Light Pollution Code
The Light Pollution Code (LPC), or the Dark Sky Ordinance (Sections 59.101-59.115), was adopted “to
minimize light pollution for the enjoyment and use of property and the night environment by the
citizens of San Diego County and to protect the Palomar and Mount Laguna observatories from the
effects of light pollution that have a detrimental effect on astronomical research by restricting the
5.2 Aesthetics/Landform Alteration
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City of Chula Vista
November 2013
permitted use of outdoor light fixtures on private property.” The LPC regulates outdoor light fixtures.
The LPC designates all areas within a 15-mile radius of each observatory as Zone A, with all other areas
designated as Zone B. Zone A has more stringent lighting restrictions due to its proximity to the
observatories, including limits on decorative lighting. Village 8 West is not located within Zone A. Village
8 West is outside the jurisdiction of the County of San Diego; however, the GDP requires compliance
with the LPC.
3. Local
a. City of Chula Vista General Plan
The Chula Vista General Plan contains objectives and policies to preserve and enhance aesthetic
resources. Specifically, the Land Use and Transportation Element includes policies that strive to protect
the open space network and design policies for features such as views, entryways, gateways,
streetscapes, buildings, parks and plazas. The General Plan identifies valued scenic vistas and open space
throughout the city. Resources in the project vicinity include the Otay River Valley and the Chula Vista
Greenbelt, which is the backbone of the city's open space and park system and consists of a 28-mile
open space system encircling the city.
The Chula Vista General Plan identifies primary gateway locations throughout the city. See Figure 5-6 of
the General Plan, Entryways and Gateways. Gateway areas are intended to be well designed, attractive,
and to exhibit a special character to enhance the city’s image and pride. One of the gateway locations,
the Main Street Gateway, is located adjacent to Village 8 West. The Main Street Gateway extends
eastward from SR-125 to East Lake Parkway, and would provide access to the University Campus Focus
Area east of Village 8 West. This gateway is located in the project vicinity, but is oriented away from
Village 8 West.
Scenic roadways, where views of unique natural features and roadway characteristics, including
enhanced landscaping, adjoining natural slopes, or special design features make traveling a pleasant
visual experience are also designated in the General Plan (see Figure 5-4 of the General Plan). Main
Street and La Media Road are designated as scenic roadways, including the portion of Main Street that
would traverse the project site. The portion of La Media Road that would traverse the site as Otay Valley
Road is not designated as scenic. Main Street currently runs along the southern side of Olympian High
School and ends at the eastern boundary of Village 8 West. La Media Road extends south from Olympic
Parkway ends at the northern boundary of Village 8 West. General Plan Policy LUT 13.4 provides
guidance for projects located adjacent to scenic routes such as the project.
b. Otay Ranch General Development Plan
According to the Otay Ranch GDP, the major Otay Ranch visual elements include the Otay Lakes, which
are man-made reservoirs, canyons, and steep mountain peaks. Otay Mountain, Jamul Mountain, and
San Miguel Mountain are prominent peaks located on and off site that are visible from the Otay Ranch
Area. Otay Mountain and San Miguel Mountain are located outside of the Otay Ranch area. GDP policies
mirror the aesthetic policies of the General Plan and require that activities should flow out from
buildings onto public spaces to create vitality and excitement along the street front. In addition, GDP
policies encourage the incorporation of public art into individual buildings or building clusters.
The GDP includes objectives to retain the natural character of landforms in Otay Ranch and the Otay
Valley Regional Park, preserve steep slopes, relate development to topography and natural features,
and preserve views of major physical features. The GDP includes design standards addressing
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November 2013
architectural massing, grading, landscaping, and retaining walls to minimize adverse visual effects. The
Otay Ranch GDP also includes a goal to preserve dark skies to allow for continued astronomical research
and exploration to be carried out at the county’s two observatories. Policies supporting this goal require
compliance with the city lighting standards and outdoor lighting fixtures to be shaded on top so that all
light will shine downward.
c. Otay Ranch Phase II Resource Management Plan
The GDP and Resource Management Plan (RMP) established a Ranch-wide standard that requires
preservation of at least 83 percent of the steep slopes (slopes with gradients of 25 percent or greater)
within Otay Ranch, including the Otay Valley Parcel (City of Chula Vista) and the Proctor Valley/San
Ysidro Parcels (County of San Diego). As part of the Otay Ranch GDP PEIR, a Ranch-wide steep slope
analysis was completed using then available USGS topography. The results of the original steep slope
analysis (circa 1989) concluded that Otay Ranch contained 7,651 acres of land with gradients of 25
percent or greater, of which 6,350 acres (83 percent of 7,651 acres) shall be preserved, and not more
than 1,301 acres could be impacted for the entire Otay Ranch.
The Phase 2 RMP requires that the Ranch-wide preservation standard be reviewed and monitored as
additional Otay Ranch villages are processed to ensure that the 83 percent Ranch-wide goal of steep
slopes preservation is maintained. While maintaining consistency with the Otay Ranch GDP standard for
steep slopes, flexibility regarding the acreages cited in the RMP are allowed provided that each SPA Plan
demonstrate that the project's actual impacts to steep slopes will not preclude subsequent entitlements
from achieving the Ranch-wide preservation standard. As stated in RMP 2, deviations from the acreages
cited in the RMP are permissible provided that “…the SPA demonstrates that the excess encroachment
will not jeopardize the ability of all subsequent entitlements to achieve the Ranch -wide 83 percent
preservation standard.” (p. 160, Otay Ranch Phase 2 RMP, Ranch-wide Studies, Plans and Programs).
A subsequent Ranch-wide analysis was performed in 2012 to verify current conditions and the accuracy
of the steep slope assumptions contained in the in the Otay Ranch GDP PEIR. Based on the updated
modeling results, Otay Ranch contains 9,821 acres of land with gradients of 25 percent or greater. The
difference between the current steep slope acreages and the original calculations is attributed to
advancements in computer aided data collection and processing, and the availability of detailed
topographic data.
To date, development entitlements approved within Otay Ranch have impacted approximately 255
acres of steep slopes within the Otay Valley Parcel; therefore, 9,566 acres of steep slopes remain in Otay
Ranch. No impacts to steep slopes have occurred within the Proctor Valley/San Ysidro Parcels.
d. City of Chula Vista Municipal Code Chapter 17.28, Unnecessary Lights
The Chula Vista Unnecessary Lights Ordinance outlines restrictions and limitations on the use of lighting
in or near the residential zones to prevent lighting from creating a nuisance to residents. The ordinance
recognizes that lighting is widely used in commercial or industrial zones for the purpose of advertising
and security and that such lighting is essential to the conduct of many commercial or industrial
enterprises. The ordinance requires light shielding on commercial and industrial lighting near residences;
prohibits residential lighting that spills over to adjacent properties during nighttime hours; and requires
multi-family residential, commercial, and industrial developments to submit lighting plans to the city.
Lighting from any use which is unshielded or so directed as to focus the beams directly upon adjacent
residential property is prohibited at all times.
5.2 Aesthetics/Landform Alteration
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November 2013
e. City of Chula Vista Municipal Code Section 19.66.100, Glare
The city performance standard for glare prohibits direct and sky-reflected glare, whether from
floodlights or from high-temperature processes (such as combustion or welding), that is visible at the lot
line of the use producing the glare.
B. Existing Aesthetic Character
1. Landform and Drainages
The land within Village 8 West is dominated by open rolling hills. Surface elevations across the site range
from 500 feet AMSL near the northern boundary, 300 feet AMSL near the southern boundary, 400 feet
along the western area 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.
Views of key landform features such as Rock Mountain to the west, Otay River Valley to the south, and
the San Ysidro Mountains to the east are available from the site. The Otay River is located approximately
0.6 mile south of the site and is visible from within the project area.
The areas to the east and west consist of similar rolling hills and drainages. Wolf Canyon is located
approximately 50 feet west of the project site and is partially visible from the western areas of the site.
Rock Mountain is located to the west of the site, and bluffs abutting the Otay River Valley are located to
the south. Rock Mountain peaks at approximately 660 feet AMSL. A steep canyon is located to the east.
The ground elevation reaches its lowest point in the river valley at around 200 feet AMSL, and then
slopes back up across the valley to the Otay Mesa nearing 400 feet AMSL. North of the project site also
consists of rolling hills with elevations up to 600 feet AMSL, but most have been graded and developed.
Distant mountains are located to the south, east, and southwest of Village 8 West.
2. Vegetation
Coastal sage scrub, maritime succulent scrub, mulefat scrub, freshwater marsh, non-native grasslands,
agricultural lands, disturbed vegetation, and developed land is found on the project site and surrounding
areas. Along the river alignment, vegetation consists of larger shrubs and is more riparian in nature.
North and northwest of Village 8 West is developed. Vegetation in these areas consists of landscaping,
such as trees along roadways and lawns, and grass for sports fields at Olympian High School.
3. Steep Slopes
The GDP considers steep slopes to be visual resources. Approximately 29 acres of natural slopes with
gradients greater than 25 percent exist on Village 8 West. The entire project slopes to the south;
however, the steepest slopes are located in the southern portion of the site along the drainages.
4. Development
Development has occurred or is occurring to the north in Otay Ranch Villages 2 and 7. North of Village 8
West, a portion of Village 7 known as the VORTAC site is undeveloped and could be planned for
residential development should the VORTAC be relocated. The area south of Village 8 West will be
preserved as open space. Planned development for the areas adjacent to the site includes mixed-use
and residential development in Village 8 East and open space, park, and low-density residential
development in Village 4. Immediately northwest of the project area is the future site of the Otay Ranch
Community Park.
5.2 Aesthetics/Landform Alteration
Otay Ranch Village 8 West EIR
CV EIR 10-03; SCH No. 2010062093 Page 5.2-5
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November 2013
5. Light and Glare
Two astronomical observatories are located within 50 miles of the project area: Mount Laguna
Observatory, located approximately 20 miles from the site and Palomar Mountain Observatory, located
approximately 37 miles north. Both of these observatories use large telescopes and conduct
astronomical and other related research. These observatories are located in the unincorporated County
of San Diego. Light pollution within a 15-mile radius of these observatories is strictly controlled through
implementation of the County of San Diego’s Light Pollution Code (Title 5, Division 9), which includes
less restrictive measures for areas outside the 15-mile radius. Village 8 West is outside the jurisdiction of
the County of San Diego; however, the Chula Vista Unnecessary Lights Ordinance outlines restrictions
and limitations on the use of lighting in or near the residential zones to prevent lighting from creating a
nuisance to residents. These lighting restrictions also benefit the observatories.
Currently, Village 8 West and the areas adjacent to the project site to east, west, and south are
undeveloped and not lit at night. Additionally, these areas do not contain expanses of material that
would result in glare. To the north of Village 8 West is residential and commercial development that has
nighttime lighting. The city of Chula Vista, including the Otay Ranch area, is urbanized and currently
generates substantial night lighting. The buildings in the surrounding area include windows and other
glass or metal expanses that can result in localized glare.
C. Viewers
Viewer exposure is typically assessed by measuring the number of views exposed to the resource, type
of viewer activity, duration of their view, the speed at which the viewer moves, and the position of the
viewer. Viewers that are exposed to the visual resources on and around the project site include
pedestrians, cyclists, and motorists.
The main group of off-site viewers includes residents of the Otay Ranch community. Due to intervening
topography and structures, Village 8 West is not visible from the residences to the north. The site is
partially visible from Olympian High School by students, faculty and visitors. Motorists along La Media
Road, Santa Luna Street, Magdalena Avenue, Main Street (formerly Rock Mountain Road), and SR-125
are able to partially view the site. Distant views of the project site are available looking north from Otay
Mesa.
D. Key Views
Because it is not feasible to analyze all the locations from which the project would be seen, it is
necessary to select a number of key public view points (KVP) that would most clearly display the visual
effects of the project. Figure 5.2-1 illustrates the locations of six representative views of Village 8 West.
KVPs 1 to 4 are from within the project site and illustrate the existing on-site conditions. KVPs 5 and 6
are from off-site locations that depict views of the site from surrounding areas. There are no designated
scenic vistas located within Village 8 West that are currently accessible to the public. The existing public
view corridors of the project area are the views south from the terminus of La Media Road, west from
the terminus of Main Street, and north from the sewer access road located south of the project site in
the Otay River Valley. However, the future extensions of Main Street across the project site, and La
Media Road from the northern project boundary to Main Street, are currently designated scenic
roadways in the General Plan.
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CV EIR 10-03; SCH No. 2010062093 Page 5.2-6
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November 2013
5.2.2 Thresholds of Significance
According to Appendix G of the CEQA Guidelines and the 1993 Program EIR for the GDP (EIR 90-01),
impacts regarding aesthetics and landform alteration would be significant if the project would:
■ Threshold 1: Have a substantial adverse effect on a scenic vista.
■ Threshold 2: Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a State Scenic highway.
■ Threshold 3: Substantially degrade the existing visual character or quality of the site and its
surroundings.
■ Threshold 4: Create a new source of substantial light or glare which would adversely affect day
or nighttime views in the area.
■ Threshold 5: Alter areas of sensitive landforms and grade steep slopes that may be visible from
future development and roadways that negatively detract from the prevailing aesthetic
character of the site or surrounding area.
■ Threshold 6: Be inconsistent with General Plan, GDP, or other objectives and policies regarding
visual character, thereby resulting in a significant physical impact.
5.2.3 Impact Analysis
A. Threshold 1: Have a substantial adverse effect on a scenic vista.
The analysis of the project’s potential impacts on views considers the changes in key views to and from
Village 8 West, as discussed below. The analysis includes anticipated changes to key views, including the
existing and future views from the proposed Main Street and La Media Road alignments.
1. On-Site Views
a. Key View Point 1
KVP 1 (see Figure 5.2-2) shows the view south from the northern portion of the site, at the gravel access
road that extends from the end of La Media Road. This view shows the rolling hills of Village 8 West,
trending down toward the Otay River Valley. Foreground and midground views are characterized by
grassy vegetation and the unpaved gravel access road. Also visible within Village 8 West are rock
outcroppings, a fence, and a rolling hill to the west. Background views include the Otay River Valley and
Otay Mesa. Brown Field Airport is visible on top of the mesa. Views of the Otay River Valley are
considered scenic in the Chula Vista General Plan, and are available in the southern portion of Otay
Ranch.
Due to the downward slope and intervening topography, the project area is currently not visible for
public views from La Media Road, which is a designated scenic roadway. The extension of La Media Road
from the northern project boundary to Main Street is also designated as scenic. Although access to the
site is currently not available to the public, existing views from the proposed Main Street and La Media
Road alignments include rolling hills, Rock Mountain, and the Otay River Valley. Partial views of Wolf
Canyon are available from the western edge of the project site along the Main Street alignment.
Source: Hale Engineering 2011
VIEWPOINT LOCATIONS
FIGURE 5.2-1Not to Scale
OTAY RANCH VILLAGE 8 WEST EIRLA MEDIAROADLocation Number & Direction#
66
3
2
55
1
Post Project View Locations##
Off-site Facilities Corridor/
Greenbelt Trail Connection
Off-site Facilities Corridor/
Greenbelt Trail Connection
±
4
KEY VIEWS 1 AND 2
FIGURE 5.2-2
Key View 2: View west of the site from the proposed site of Street A adjacent to Planning Areas L and M.
Key View 1: View south of the site from the northwestern portion of the site.
OTAY RANCH VILLAGE 8 WEST EIR
Source: Atkins 2011
Rock MountainRock Mountain
Rock OutcroppingRock OutcroppingFenceFence
Brown FieldBrown Field
Otay MesaOtay Mesa
Otay Valley RiverOtay Valley River
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Future viewers would include residents and visitors to Village 8 West. The post-project view from
location KVP 1 would include the entryway into Village 8 West from the north and would show the Town
Center and the Community Park. The foreground of the view would be the extension of La Media Road,
which would split into the urban couplet in the midground of the view. An entry monument would be
included along La Media Road in this view corridor. The conceptual design for the monument consists of
a dressed stone pillar, approximately 18 feet high, located in a landscaped median. The Town Square
would also be prominent in the midground of the view. Views to the east and background views to the
south would be dominated by mixed-use town center development. Views to the southwest would be of
the Community Park, which would include athletic fields, recreation facilities, and group picnic areas.
Rock Mountain would likely be partially visible beyond the park. Due to the intensity of development
and maximum allowable height limits in the Town Center (up to 60 feet, as defined in the zone
standards for the Town Center in Section 3.3.7 of the SPA Plan), views of the Otay River Valley and Otay
Mesa would be obscured from this KVP.
Section 5 of the SPA Plan, Circulation and Corridor Design, includes a landscape plan for La Media Road
and also includes requirements for sidewalks and minimum setback. Section 3.7 of the SPA includes sign
regulations for the entire area, including the Town Center. Additionally, development of the Town
Center is consistent with Objective 81 of the General Plan, which is the development of a higher density,
mixed-use, transit-oriented town center centered on the intersection of Main Street and La Media Road.
Views of Rock Mountain would continue to be available from La Media Road across the Community
Park. Implementation of the project would be consistent with the design objectives of the General Plan,
and provide views of Rock Mountain, a unique natural feature. Therefore, the project would not result
in adverse impacts from this KVP.
b. Key View Point 2
KVP 2 (see Figure 5.2-2) shows a view due west from the future site of Street A adjacent to Planning
Area M. The foreground and midground of this view are dominated by a gently sloping valley covered
with non-native grasses. A steeper slope extends from the western side of the valley in the midground
of the view. Off-site Rock Mountain is visible in the background of this view, notable by its rugged
surface and patches of shrubs.
The post-project view from KVP 2 would also be dominated by the Town Center. As described above for
KVP 1, views would include mixed-use development up to 60 feet tall, hardscaped and landscaped open
space areas, pathways, and enhanced sidewalk features. Town center development would cover the
slope visible from this KVP and would be visible in foreground, midground, and background views.
Development along the top of the slope in the midground view would block views of Rock Mountain
from this KVP. However, this location is not an existing public view corridor or designated as scenic. The
building and design regulations included in the SPA Plan establish standards to protect visual quality in
the project area and would ensure that on-site views of the Town Center for future residents and
visitors would have a consistent and cohesive aesthetic character. Therefore, implementation of the SPA
Plan and TM would not result in adverse impacts to this KVP.
c. Key View Point 3
The existing view from KVP 3 shown in Figure 5.2-3 presents the view east from the middle of the site,
on the east side of the existing San Diego Reservoir. The rolling hills of Village 8 West also dominate this
view. Foreground views are characterized by a downward slope toward the south and a valley that is
dotted with manholes and includes a dirt access road. The rolling hills become slightly more rugged at
5.2 Aesthetics/Landform Alteration
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the southern edge of the middle view (as seen on the right side of the photograph). Midground views
include a rolling hill and a second dirt access road. A portion of SR-125 is visible in the background of this
view where Village 8 West slopes to the south. The view of the toll road is blocked elsewhere on the site
because the road is at a lower elevation than the on-site hills. Background views also include the
mountains to the east of Village 8 West, including the San Ysidro Mountains. Distant development is
visible on top of Otay Mesa across Otay River Valley to the southeast, and in between mountain ranges.
The slope up to the Otay Mesa includes several dirt roads.
Post-project views from KVP 3 would be characterized by the Neighborhood Center Zone, which would
primarily consist of multi-family development. The foreground of this view would include the sidewalk
and landscaping along Street A. The slope visible in the midground and background would be developed
with multi-family residential development, including multi-story structures up to 45 feet in height,
roadways, and landscaping. The maximum building height limit for this zone is established in the zone
standards for the Neighborhood Center Zone, Section 3.3.6 of the SPA Plan. The elementary school
would be visible in the background to the south. In the Neighborhood Center Zone the focus would be
on common open space and strong pedestrian linkages along public sidewalks and internal development
pathways. The parks and pathways would break up the intensity of development in views from KVP 3.
Across the project area, service and loading activities and utility connections would be oriented away
from the street frontage or screened from public view of the street. All ground mounted or roof
mounted mechanical equipment, including HVAC units, would also be required to be completely
screened from public view and surrounding properties. The existing infrastructure in the midground of
KVP 3 would be removed or replaced and screened from public view. Buildings up to 45 feet tall would
likely block views of the nearest mountain range currently visible in the distant background. However,
due to the height limit, the peaks of the farthest ranges would remain visible from this view location.
Similar to KVP 2, this location on site is not a designated scenic public view corridor. The SPA Plan
includes architecture and site design guidelines and requirements for multi-family and single-family
development. Therefore, the project would not result in adverse impacts to KVP 3.
d. Key View Point 4
KVP 4 (see Figure 5.2-3) shows a northwestern view from the southern boundary of Village 8 West, at
the site of the future greenbelt trail connection to the Otay Valley Regional Park. This view is looking
west toward Rock Mountain and differs from the other three on-site views because it is characterized by
the scrubby, rocky topography seen at the southern end of the site. The foreground of this view includes
shrubs in the MSCP Preserve and a rusted wire fence. The midground and background of this view is a
slope covered with patches of grasses and shrubs. Rock outcroppings are also scattered across the slope.
Post-project views from KVP 4 would include open space in the MSCP Preserve and would be similar to
existing conditions. Views of Rock Mountain from this viewpoint would be unchanged. Some single-
family development and manufactured slopes may be visible in the background to the east but would
not interfere with views of Rock Mountain. The manufactured slopes would be landscaped in
accordance with the Preserve Edge Plan to ensure visible compatibility with the Preserve. Homes would
be set back from the slope and each other by backyard and side yard space. A fence would be designed
to create a physical barrier, but preserve community character and views by using clear materials or
large areas of space between posts. Fencing materials would be tubular steel or tempered glass. As
described above, the building and design guidelines in the SPA Plan would ensure that the residences, if
visible, would be visually appealing. A significant adverse impact to views from KVP 4 would not occur.
KEY VIEWS 3 AND 4
FIGURE 5.2-3
Key View 4: View northwest of the site from the southern boundary of the site at the
site of the proposed Greenbelt Trail.
Key View 3: View east of the site from east of the existing San Diego Reservoir.
OTAY RANCH VILLAGE 8 WEST EIR
Source: Atkins 2011
SR-125SR-125
San Ysidro MountainsSan Ysidro Mountains
Rock MountainRock Mountain
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In addition to the KVPs described above, additional views of the distant mountains, Rock Mountain,
Wolf Canyon, and the Otay River Valley from are currently available from the site. However, as
described above, views from on site are not designated public view corridors. Currently, public access is
not allowed on Village 8 West. Due to variations in topography on the project site, and in the proposed
building massing and intensity, these views would remain available from various locations throughout
the project area, with greater public access to the views.
The natural slope of the project site toward the south would preserve distant views from the higher
elevations within Village 8 West, which would become more available to the public. Views from
development would also be facilitated from the upper floor of buildings in the Town Center and by
placing development along the tops of the natural hills. Views of Wolf Canyon are currently limited to
the western edge of the project site. Partial views of Wolf Canyon would be available to the residences
along the western edge of the project site in Planning Area E, and additional viewpoints would be
available from Planning Area A due to grading and development of the Community Park. Development
in the Neighborhood Edge Zone would utilize a development pattern that takes advantage of the rolling
topography of the project site to offer views of the Otay River Valley. Thus, alteration of scenic views as
a result of development of Village 8 West would be less than significant.
2. Off-Site Views
a. Key View Point 5
The existing view from KVP 5 (see Figure 5.2-4) is shown looking southwest from the intersection of
Main Street and Magdalena Avenue. The foreground view includes the fence along the project boundary
and a hill along the northeastern edge of the site. This hill blocks views of the remaining site and any
midground views. Located off site, Rock Mountain is visible in the background of this view. Figure 5.2-5
shows both the near-term and long-term post-project views from this location. Main Street is
designated as Scenic Roadways in the Chula Vista General Plan. The proposed extension of Main Street
would traverse the site through the Town Center as an urban. In the near-term view, the foreground
includes the extension of Main Street. The hill that was previously seen in the foreground of this view
would be graded and paved with the westbound side of Main Street. Entryway signage and landscaping
is also seen in the foreground. Mixed-use town center development would characterize the midground
of this view, consistent with the General Plan Objective 81 vision for this area. Single-family and multi-
family development would be visible in the background beyond the Town Center. Rock Mountain would
remain visible over the development in the project area, and through roadway corridors.
The long-term post-project depicts the mature landscaping, which would partially screen the town
center development in the midground and residential development in the background. The trees would
also partially obstruct views of Rock Mountain. However, Rock Mountain would remain the prominent
visual feature in the background of development in Village 8 West. This is similar to existing conditions,
where views of Main Street are obscured by the slopes adjacent to Main Street and Magdalena Avenue.
Rock Mountain is only completely visible at the western end of Main Street, and the view is dominated
by the foreground slope.
KEY VIEWS 5 AND 6
FIGURE 5.2-4
Key View 6: View north from the slope south of the site in the Otay River Valley.
Key View 5: View southwest and west of the northern portion of the site from the intersection of
Rock Mountain Road and Magdalena Avenue.
OTAY RANCH VILLAGE 8 WEST EIR
Source: Atkins 2011
Rock MountainRock Mountain
POST PROJECT VIEW FROM KEY VIEW 5
FIGURE 5.2-5
Key View 5 Long-term: Post-project view from intersection of Rock Mountain Road and Magdalena Avenue.
Key View 5 Near-term: Post-project view from intersection of Rock Mountain Road and Magdalena Avenue.
OTAY RANCH VILLAGE 8 WEST EIR
Source: Hale Engineering 2011
Rock MountainRock Mountain
Rock MountainRock Mountain
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Future development of Main Street would be subject to the City design review in addition to compliance
with the SPA guidelines. As discussed above, the Town Center would include hardscaped and landscaped
open space areas, pathways, and enhanced sidewalk features, which are considered to provide scenic
views in the General Plan Land Use and Transportation Element. Section 5 of the SPA Plan, Circulation
and Corridor Design, includes a landscape plan for Main Street and also includes requirements for
sidewalks and minimum setback. Section 3.7 of the SPA Plan includes sign regulations for the entire
area, including the Town Center. Additionally, development of the Town Center is consistent with
Objective 81 of the General Plan, which is the development of a higher density, mixed-use, transit-
oriented town center centered on the intersection of Main Street and La Media Road. Partial views of
Rock Mountain and Wolf Canyon (as one travels westward from KVP 5) would be available from some
portions of Main Street, particularly west of the Town Center in the lower intensity Neighborhood
Center Zone. Implementation of the project would be consistent with the design objectives of the
General Plan, and provide views of Rock Mountain, a unique natural feature. Therefore, the project
would not result in a significant adverse impact to views from KVP 5.
b. Key View Point 6
The existing view from KVP 6 shown in Figure 5.2-4 presents a view north from the slope south of the
site in the Otay River Valley. Foreground, midground, and background views are characterized by rolling
hills covered with grasses and shrubs. The foreground view shows the gentle slope from the river valley
floor to the project site. The midground view shows the upward slope to the top of the hill that is the
southern boundary of Village 8 West. An existing gravel access road is also visible in the midground.
Background views include rolling hills on the project site.
Figure 5.2-6 shows the near-term view from KVP 6, including the off-site trail connection to the Otay
Valley Regional Park. The project would not substantially alter the topography in the foreground with
the exception of the trail corridor. The intervening rolling hills would not be disturbed. The paved trail
and fencing connecting Village 8 West to the regional park would be visible in the foreground. The trail
would also include a wooden fence and signage. The land surrounding the trail would not be landscaped
and would remain similar to existing conditions.
Consistent with Policy LUT 75.2 from the General Plan, the southern edge of development would have a
well-defined edge where it interfaces with open space, as seen in Figure 5.2-6. The slope up to Village 8
West visible in midground views would be landscaped to indicate the transition to the developed areas.
A view fence would also be provided to define the edge of development, but would preserve views. This
view also includes the single-family residential development in the Neighborhood Edge Zone. Due to the
change in topography, the residences along the southern edge of Village 8 West are the only
development that is visible. The rolling hill that was visible in the background of the view would be
graded and it is not a significant feature; only a very small part of the peak appears in the existing view.
Figure 5.2-6 also shows the long-term view from KVP 6 after landscaping has matured. The appearance
would not be altered substantially from the near-term view. Trees would be visible in the midground
and screen views of some homes along the project boundary. No significant views are currently available
from this KVP. Therefore, the project would not result in significant adverse impact to views from KVP 6.
FIGURE 5.2-6
Key View 6 Long-term: Post-project view from Otay River Valley, including mature trees.
Key View 6 Near-term: Post-project view from Otay River Valley.
OTAY RANCH VILLAGE 8 WEST EIR
Source: Hale Engineering 2011
POST PROJECT VIEW FROM KEY VIEW 6
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B. Threshold 2: Substantially damage scenic resources, including, but not limited
to, trees, rock outcroppings, and historic buildings within a state scenic
highway.
Rock Mountain and Otay River Valley are scenic resources within the project area as identified in the
Chula Vista General Plan. Implementation of the proposed Conceptual Grading Plan (Figure 3-16) would
result in grading a portion of the east-facing slope of Rock Mountain, a designated scenic resource.
There would be no physical impact to the landmark peak of the mountain. The resulting manufactured
slope would be approximately 90-120 feet above the ground surface at its tallest point, with slope ratios
ranging from 2:1 to 4:1. Implementation of the Conceptual Grading Plan would change the topography
of the east-facing slope of Rock Mountain compared to existing conditions.
The Otay Ranch GDP and Design Plan, the City’s Subdivision Manual and the Village 8 West SPA all have
guidelines and requirements to implement grading techniques and landscaping that are sensitive to the
existing environment. Specifically, Section 6, Grading, of the Village 8 West SPA Plan includes Otay
Ranch GDP criteria and Design Plan guidelines for sensitive grading within Otay Ranch. According to the
GDP, final grading designs are required to incorporate criteria such as, but not limited to:
■ naturalized buffering shall be provided as a transition between development and significant
existing landforms;
■ manufactured slope faces over 25 feet in height shall be varied to avoid excessive “flat planned”
surfaces;
■ variable slope ratios not exceeding 2:1 should be utilized when developing grading plans; and
■ to complement landform grading, landform planting techniques will be utilized.
Applicable Otay Ranch Overall Design Plan guidelines include:
■ excessively long, uniform slopes shall be avoided;
■ contours should be rounded and blended without sharp or unnatural corners where cut of fill
slopes intersect a natural canyon or slope;
■ transitions between new cut and fill slopes and natural slopes should be made by rolling the top
or bottom of the new slope to integrate the two conditions; and
■ landscape grading slopes with native and indigenous plant materials to blend with existing
planting when adjacent to new landscaping.
Section 6.3 of the SPA Plan lists objectives that would implement the GDP and Design Plan. These
objectives are addressed in their entirety under Threshold 5; however, objectives applicable to the
grading of the Rock Mountain slope include:
■ Create efficient man-made landforms that visually respond to natural terrain characteristics by
including slope gradients that vary along the length of the slope and slopes that undulate
horizontally (curvilinear).
■ Avoid slopes in excess of 2:1 gradient and slopes that do not utilize landform grading in areas
that are clearly visible to the public where practical.
■ Create and maintain on- and off-site views in areas where grading will not cause adverse visual,
public safety, and environmental impacts.
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■ When significant land forms are modified for project implementation, round the landform as
much as possible to blend into the natural grade.
■ With the approval of the City Engineer, round the tops and toes of slopes to blend with adjacent
topography. When slopes cannot be rounded, utilize vegetation to alleviate sharp angular
appearances.
Furthermore, the SPA Plan requires the applicant to prepare grading and building plans that conform to
landform grading guidelines contained in the grading ordinance, Otay Ranch GDP and General Plan prior
to approval of final grading plans. The SPA Plan specifies that the plans shall provide the following to
reduce aesthetic impacts:
1. Provide a landscape design that addresses streetscape and provides landscaping intensity zones,
greenbelt edge treatments and slope treatments for erosion control.
2. Provide grading concepts that ensure manufactured slopes that are contoured, blend with and
mimic adjacent natural slopes.
3. Create landscaping concepts that provide for a transition from the manicured appearance of
development areas to the natural landscape in open space areas.
4. Create landscaping concepts that include plantings selected to frame and maintain views.
Landscaping should not block views created through grading and /or site design.
5. Grading plans shall be designed in accordance with the Grading Ordinance #1797, CVMC 15.04,
which includes slope rounding and blending standards.
6. Implement a landscape design that includes a varied plant palette capable of creating gradual
transitions from naturalized landscape areas at project boundaries, to development areas within
the project, and incorporates the careful massing of groundcovers, shrubs and tree forms to
soften the appearance of manufactured slopes when viewed from public areas.
Lastly, the Subdivision Manual requires the preparation of a Landscape Master Plan for the entire SPA
Plan area. The Plan will include landscape techniques and methods, planting concepts and other design
features that implement the grading ordinance, Otay Ranch GDP, General Plan and the SPA plans.
Implementation of the final Landscape Master Plan that includes detailed landscape and irrigation
construction plans would be required to ensure visual compatibility between the manufactured slope
area and the native undisturbed peak of the mountain.
While the Otay Ranch GDP and Design Plan, the City’s Subdivision Manual and the Village 8 West SPA
Plan all have landform grading guidelines and landscaping concepts that reduce aesthetics impacts to
Rock Mountain, until a Landscape Master Plan is prepared that demonstrates conformance with the
foregoing guidelines and requirements, this impact would be potentially significant.
A portion of the Otay Ranch Preserve is also located within Village 8 West. The MSCP Preserve area
contributes to the scenic value of the Otay River Valley by maintaining natural open space. The 15.6
acres of MSCP Preserve within the project site would be retained for future conveyance into the Otay
Ranch Preserve. Also, there are no historic buildings or state scenic highways located within Village 8
West. Impacts to views from scenic roadways designated in the General Plan are addressed above under
Threshold 1. As discussed under Threshold 1, the project would not result in a substantial adverse effect
to views from any designated scenic roadway. Therefore, the project would not substantially damage
any scenic resources.
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C. Threshold 3: Substantially degrade the existing visual character or quality of
the site and its surroundings.
The presence and use of heavy machinery (e.g., large trucks, cranes, bulldozers, etc.) during construction
of the project is considered a short-term visual impact. As visual impacts during construction are
temporary by their nature, short-term construction impacts are deemed less than significant. The focus
of this analysis is on the long-term physical changes that are permanent in nature. The following
discussion analyzes the nature and extent of the overall proposed development in relation to
surrounding land uses, and consistency with applicable regulatory policies.
As new land uses are introduced into the landscape, they become part of the visual environment. The
visual environment can be subject to fragmentation and integrity loss. The project would allow the
construction of new development within currently undeveloped open space resulting in the permanent
alteration of the existing rolling hills, thus affecting the landform and visual quality of the project area.
Analysis of the project’s impacts on visual quality and character considers the changes in key views from
and to Village 8 West. As discussed under Threshold 1, KVPs 1 to 3 present on-site views within the
project site. KVPs 4, 5 and 6 present views of the site from three off-site public vantage points. The
development of the site would change the undeveloped, open, and natural character of the on-site
rolling hills to a higher density, mixed-use, transit-oriented town center centered on the intersection of
Main Street and La Media Road, surrounded by lower density residential use and a large community
park.
As discussed in the 2013 SEIR for the GPA/GDPA, the 2005 GPU EIR determined that impacts to the
visual character and quality on Village 8 West would be a significant and unmitigated impact because of
the lack of specific design standards for development in the GDP/GDPA area. The SEIR concluded that
this impact would remain significant until SPA plans are developed that would implement design
specifications.
The vision for Village 8 West is defined in detail in Chapter 4 of the SPA, Community Design. A unified
village identity would be established through the use of landscaping and various community elements.
The location and design of these elements would provide the following:
■ Village identification through the use of enhanced entry landscaping or monuments;
■ Orientation within the community through corridor design and landform character; and
■ A common design character expressed through the use of community elements with similar
style such as lighting, walls, fences, and street furniture.
The SPA Plan and TM would create a new community centered on a pedestrian oriented town center.
Uses are envisioned to include retail, residential, institutional, social, and community services that
support adjacent residential neighborhoods. The SPA Plan development guidelines would unify buildings
through a common design theme expressed in landscaping and community elements such as walls,
fences, lighting and street furniture. These elements are also intended to create a walkable, bicycle
friendly community. The Town Center would be organized to create a series of corridors that emulate a
traditional urban neighborhood within a system of “blocks” or planning areas. Requirements for block
sizes and circulation through the Town Center have been defined in the SPA to maximize walkability and
promote a vibrant town center area.
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Outside of the Town Center, residential neighborhoods would reflect traditional Chula Vista
neighborhoods. Design of these neighborhoods would also transition from more uniform architecture
and landscaping of the multi-family neighborhoods to more eclectic architecture and landscaping in
single-family neighborhoods. Within and near the Town Center, corridors would be well defined by taller
buildings and relatively shallow setbacks.
The SPA Plan includes design guidelines for the community as whole, and well as specific design
fundamentals and requirements for each specific zone. In order to ensure that the design intent would
be carried throughout individual projects within the area, all building and landscape development
proposals would be required to submit an architectural and site review application to the City of Chula
Vista Planning Department. Nevertheless, the change from the existing broad open space to an urban
and residential environment as a result of project implementation would represent a substantial change
in the existing visual character and quality of the site.
As discussed above, the SEIR for the GPA/GDPA identified a significant impact to visual character as a
result of development of the land uses proposed in the GPA. The SEIR identified mitigation measure
5.2.5-1 from the 2005 GPU EIR to reduce impacts related to visual character. The mitigation measure
consists of requirements for building and grading plans to protect visual character to the extent feasible.
The proposed SPA Plan for Village 8 West would implement the requirements of SEIR mitigation
measure 5.2.5-1, including a grading plan in conformance with the city grading ordinance; grading
standards that ensure manufactured slopes are contoured, blend, and mimic with adjacent natural
slopes; and landscape performance standards and landscape plans that maintain views, are consistent
with open space areas, and addresses streetscapes, provides landscape intensity zones, greenbelt edge
treatments, and slope treatment for erosion control. Development Codes in Chapter 3 of the SPA Plan
specifies development standards for the entire project area, specific transect zones, as well as individual
development types. Chapter 4 of the SPA Plan, Community Design, establishes design guidelines for the
project area as a whole, as well for specific land uses and the Town Center. However, a landscape plan is
required to provide specific direction on landscape treatments specific to each manufactured slope
area. Consistent with the conclusion of the 2013 SEIR, because the project would permanently alter the
character of the project site from open rolling hills development, impacts would be significant.
D. Threshold 4: Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area.
1. Lighting
The project site is currently undeveloped (with the exception of the reservoir) and there are no on-site
sources of light. The existing land uses immediately adjacent to the site include Olympian High school
and residential land uses in Village 7. In addition, surrounding roadways include La Media Road,
Magdalena Avenue, and Rock Mountain Road, which border the site to the north and east. The
development and roads in the project vicinity exhibit considerable ambient nighttime illumination levels.
Artificial light sources from surrounding land use include interior and exterior lighting for security,
parking, architectural highlighting, incidental landscape lighting, and illuminated signage. Automobile
headlights, streetlights and stoplights for visibility and safety purposes along the surrounding roadways
contribute to overall ambient lighting levels as well. Village 11 to the northeast is currently under
construction. The EUC to the northeast, Village 4 to the west, and Village 8 East are planned for future
development as part of the Otay Ranch GDP. The project would be part of an urban-lighted area,
particularly when viewed from a distance of 50 miles.
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The project would include similar sources of interior and exterior lighting as the existing and planned
surrounding uses. The SPA Plan includes lighting performance standards in the Community Lighting plan
as part of its Village Identity Concept (Section 4.2 of the SPA Plan). The standards balance public safety
with the need to minimize light pollution, energy use, and maintain appropriateness of fixture style and
scale for the different uses. Light pollution in would be reduced or eliminated by the use of low-glare,
full cutoff, and shielded fixtures, lower wattage luminaries, and lighting controls. Also, misdirected,
excessive, and unnecessary lighting would be eliminated. All street lighting needs would be required to
meet or exceed the city standards and shall be approved by the City Engineer. Lighting for community
facilities and recreation areas would be considered as an element of the site plan review. The SPA Plan
requires any lighting that would illuminate a residential area past the hour of 10:00 p.m. to be clearly
identified on the site plan. The SPA Plan also requires the preparation of lighting plans for design review,
including the location, type and hooding devices to shield adjoining properties for approval. Lighting
performance standards in the SPA Plan include the following:
■ Section 3.3.1, General Regulations Applying to all Zones. Lighting shall be designed so as to
minimize spillage onto adjacent properties.
■ Section 3.7, Sign Regulations. Illumination of wall and projecting signs shall be limited to
external (spot lights) or decorative (gooseneck, etc.) types.
■ Section 4.2.5, Community Lighting. Building illumination should be directed and concealed from
view. Indirect wall lighting, wall washing from concealed fixtures, and landscape lighting is
encouraged, provided it is subtle and not overly bright. All exterior lighting shall be selective and
shielded to confine light within the site and prevent glare onto adjacent properties or street.
■ Section 4.6, Community and Neighborhood Facility Design Guidelines. When lighting would be
provided for outdoor utilities and services activities, a timer would be provided
■ Section 7.2, Open Space. No lighting would be permitted in areas designated Open Space:
Preserve
■ Section 7.3, Parks. Lighting in the Community Park shall be designed to minimize light spillage
onto neighboring properties, especially adjacent to the MSCP Preserve. Lighting shall be
designed to minimize light spillage onto neighboring properties in areas designated
Neighborhood Park or Town Square
In addition, compliance with city and state energy conservation measures, and the city Unnecessary
Light Ordinance currently in place would limit the amount of unnecessary exterior illumination during
evening and nighttime hours. Based on adherence to the lighting performance standards in the SPA
Plan, it is anticipated that lighting would be prevented from casting illumination onto light-sensitive
properties in adjacent developments (i.e., residences in Village 4 or Village 8 East).
The project site proposes development adjacent to the MSCP Preserve area in the southwest corner of
project site, and approximately 50 feet from MSCP Preserve in Wolf Canyon. Development adjacent to
the MSCP Preserve (Planning Area Y) would consist of single-family residences that would include
minimal nighttime lighting for security. The Wolf Canyon MSCP Preserve area is located approximately
50 feet west of the proposed Community Park, which could include bright nighttime lighting for evening
and nighttime uses, such as evening sporting events. However, the SPA Plan includes a Preserve Edge
Plan that restricts active uses and lighting within 100 feet of the Preserve. As discussed in Section 5.6,
Biological Resources, implementation of mitigation measure 5.6-11i would reduce indirect lighting
impacts to a less than significant level.
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Given the degree of ambient lighting that currently surrounds the project area, and the lighting controls
included in the SPA Plan, minimal lighting for security in single-family neighborhoods would not
substantially alter ambient night light levels. Development-specific photometric analyses are necessary
for more light-intensive land uses (parks, mixed-use residential, commercial, multi-family residential,
and CPF uses) in order to ensure that the project would comply with all applicable regulations and be
compatible with surrounding land uses. Impacts related to nighttime lighting would be potentially
significant.
2. Glare
The SPA Plan includes requirements for buildings that would limit glare. Section 3.7, Sign Regulations,
requires that metal or glass awnings have a matte finish. Outside of the Town Center, residential and
commercial development would also be required to incorporate variety into building façades, including
porches and use of variety of materials, which would break up expanses of reflective materials and
reduce glare. Any glare experienced by nearby commercial or residential uses or the occupants of
vehicles on nearby streets within Village 8 West would be temporary, changing with the movement of
the sun throughout the course of the day and the seasons of the year. Additionally, the city performance
standard for glare prohibits glare beyond the lot line of the source. Therefore, the project would not
create a substantial new source of glare that would adversely affect day or nighttime views in the area
and as such, glare impacts would be less-than-significant.
3. Shade and Shadow
The issue of shade and shadow pertains to the blockage of direct sunlight by on-site buildings that
affects adjacent “shadow-sensitive” uses, such as residences, parks, outdoor gathering places, outdoor
restaurants, and schools. Factors that influence the extent and range of shading include but may not be
limited to season, time of day, weather, building height, bulk and scale, spacing between buildings, and
tree cover. As described in the Section 3, project development would be phased over multiple years.
Buildout is not anticipated until 2030. The SPA Plan focuses on land uses instead of building placement,
and it envisions a vibrant community that promotes pedestrian walkways, public spaces, such as parks
and outdoor gathering areas. Buildings can be up to four stories, or 60 feet, in height in the Town
Center, and three stories tall, or 45 feet, in the Neighborhood Center Zone, as defined in Section 3.3 of
the SPA Plan, Zone Standards. As such, there is a potential for streets, structures and public places in the
Town Center and Neighborhood Center Zone to be shadowed by an adjacent building or buildings
depending on certain conditions. In addition, wind access can be affected by building height and mass.
Because the potential impacts associated with shade, shadow and wind access impact cannot be
determined until the specific location, size, and orientation of future buildings are established, this
impact could be potentially significant.
E. Threshold 5: Alter areas of sensitive landforms and grade steep slopes that
may be visible from future development and roadways.
Sensitive landforms are natural landforms that are unique or contribute to the character of a site. The
Land Use and Transportation Element of the Chula Vista General Plan states that the mesas, hilltops,
and gently rolling topography in the Chula Vista area offer the best conditions for development. While
Village 8 West generally preserves the existing contours of the landforms where feasible for
development, the project does include grading within steeply sloped areas that are unique to the Otay
Ranch area and considered sensitive landforms in the GDP. The RMP established a ranch-wide steep
slope standard that requires preservation of at least 83 percent of the natural steep slopes (natural
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slopes with gradients of 25 percent or greater) throughout the Otay Ranch to protect these sensitive
landforms.
1. Ranch-wide Steep Slope Preservation
The GDP and RMP establish a Ranch-wide standard for landform modification that 83 percent of steep
slopes (slopes with gradients of 25 percent or greater) shall be preserved within the Otay Ranch.
Development of Village 8 West would impact approximately 29 acres of steep slopes within the Otay
Valley Parcel. Future build-out projections for the Otay Valley, Proctor Valley, and San Ysidro Parcels
estimate that an additional 1,149-acres of steep slopes will be impacted Ranch-wide including the 29
acres within Village 8 West. Combined with existing steep slope impacts (i.e., 255 acres), Ranch-wide
impacts are estimated at 1,403 acres. Figure 5.2-7 and Table 5.2-1 provides a summary of the projected
Ranch-wide impacts to steep slopes at build-out.
Table 5.2-1 Otay Ranch Steep Slope Impacts
Parcel
Existing Steep Slopes
(Slope Gradient ≥
25%)
Steep Slope Impacts
(City of Chula Vista)
Projected Steep
Slope Impacts
(County of San Diego)
Otay Valley Parcel
Approved SPA Plans: Villages 1 and 1 West, 2, 4 (Park
Portion), 5, 6, 7, 11, and Planning Area 12 (Eastern
Urban Center and Freeway Commercial)
350.7 254.6 -
Remaining SPA Plans: Village 3, 4 (Remainder), 8
West, 8 East, 9, 10, University, and Planning Area 18 371.5 282.3(1) -
Proctor Valley
Remaining SPA Plans: Village 13, 14, 16, and 19 486.3 - 378.3
San Ysidro Mountains
Remaining SPA Plans: Villages 15 and 17 560.1 - 488.0
Outside Development Areas 8,052.7 N/A N/A
Ranch-wide Totals 9,821.3 1,403.2
Notes: Slope impacts are based on best available data including currently proposed projects (SPA Plans/Tentative Maps) and current GDP/SRP
development areas. Excludes acreages associated with Wildlife Agency conservation acquisitions that would no longer be developable: (a) 108
acres within Proctor Valley, and (b) 72.1 acres within San Ysidro Mountains. Assumes development will impact 100% of steep slopes (slope
gradient ≥ 25%) within current GDP/SRP development areas.
Based on these results, future impacts to steep slopes would exceed the 1993 Otay Ranch GDP/RMP
estimate of 1,301 acres (based on 83 percent of the originally estimated 7,651 acres of steep slopes
Ranch-wide). As previously discussed however, deviations from the RMP are permissible provided the
project’s actual impact to steep slopes will not preclude subsequent entitlements from achieving the
Ranch-wide preservation standard. In consideration of this, a current assessment of steep slopes using
current, detailed topographic information and surveys indicates a total of 9,821 acres of steep slopes
exist Ranch-wide. Applying the GDP/RMP requirement for 83 percent steep slope preservation equates
to 1,670 acres that could be impacted. As shown in Table 5.2-1, current and projected impacts to steep
slopes could amount to 1,403 acres, which is within the RMP allowances. The 1,403 acres impacted
equates to approximately 86 percent preservation. Actual impacts to steep slopes may be less than
projected as this analysis conservatively assumes that 100-percent of steep slopes within current GDP
development areas would be affected.
Slope Percent Acre
>25%
On Site (in grading footprint):8.89%28.42
On Site (MSCP/outside
grading footprint):0.93%2.98
Total 31.40
Offsite Sewer and Storm Drain
>25% (in grading footprint):17.3%0.32
28.42
0.33
0.32
Total Impact Area 29.07
Reservoir Site
>25% (in grading footprint):1.68%0.33
>25% (outside grading footprint)12.29%2.41
Existing Steep Slopes
Outside Grading Footprint
0 450 900
Feet
Source: William Hezmalhalch Architects, Inc. 2012
OTAY RANCH VILLAGE 8 WEST EIR
STEEP SLOPE ANALYSIS
FIGURE 5.2-7
Off-site Facilities Corridor/
Greenbelt Trail Connection
Off-site Facilities Corridor/
Greenbelt Trail Connection
±
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2. Proposed Steep Slopes
Based on the Conceptual Grading Plan (Figure 3-16), several manufactured slopes would be created in
highly visible locations, including the following:
1. 40 feet high slope with an average slope ratio of 2:1 at the northwest corner of Planning Areas C
and D;
2. 20 feet high slope with an average slope ratio of 2:1at the northwest corner of Planning Area I;
3. 50 feet high slope with an average slope ratio of 2:1 along Otay Valley Road at the northwest
corner of City of San Diego reservoir site;
4. 60 feet high slope with an average slope ratio of 2:1 at the northwest corner of Planning Area R;
5. 40 to 70 feet high slopes with an average slope ratio of 2:1 on the west side of Planning Area N;
6. 70 feet high slope with an average slope ratio of 2:1 northwest of Planning Area “Q”;
7. 90-120 feet high slopes with average slope ratios ranging from 2:1 to 4:1 on the west side of
Planning Area P; and
8. 50 feet high slope with an average slope ratio of 3:1 on the south side of Lot V.
Depending on the location of the viewer and intervening land uses and topography, these slopes may be
visible from public viewing locations, including the Otay Valley Regional Park, the Community and
Neighborhood Parks, on- and off-site circulation element roads, and other public gathering places.
Additional design considerations would be required for these slopes to ensure visual compatibility with
the surrounding area.
As noted under Threshold 2, Chapter 6 of the SPA Plan outlines the grading concept for the Village 8
West SPA Plan area. In addition to the objectives listed above under Threshold 2, the grading concept
includes the following objectives that would ensure slopes would not result in an adverse impact to the
aesthetic character of the site, including rounding slopes to mimic the natural grade:
1. Create smooth transitions between the project area and surrounding properties and the existing
San Diego Reservoir.
2. Create an area with minimal topographic variation for the Town Center that will accommodate
mixed-use, community purpose facility, schools, parks, and multi-family residential
development.
3. Create usable areas that provide for a variety of residential housing types.
4. Minimize, where feasible, impacts to sensitive areas adjacent to Wolf Canyon and the Otay River
Valley.
5. Create usable park areas acceptable to the City of Chula Vista.
Landform grading would be applied to the extent possible across the project site, particularly in the
southern area near the Preserve. Slopes would be landscaped to blend with adjacent land uses,
including planting of non-invasive native species near the MSCP in accordance with the Edge Plan and
landscaping consistent with development in neighboring planning areas.
The project is required to comply with a combination of development standards, including the landform
grading and landscaping design requirements of the Otay Ranch GDP and Design Plan, Village 8 West
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SPA Plan, Subdivision Manual and Grading Ordinance. Landform grading has been proposed as shown on
the Tentative Map. The landscaping requirements include preparation of a Landscape Master Plan prior
to approval of the first Final Map, and subsequent landscape and irrigation construction plans prior to
construction that would reduce the potential aesthetic impacts from visible manufactured slopes.
However, until the Landscape Master Plan and subsequent landscape and irrigation construction plans
have been approved, impacts would be potentially significant.
F. Threshold 6: Be inconsistent with General Plan, GDP or other objectives and
policies regarding visual character, thereby resulting in a significant physical
impact.
A consistency analysis of the proposed Village 8 West SPA Plan with applicable General Plan visual and
landform policies is provided in Table 5.2-2 and a consistency analysis with the GDP is provided in Table
5.2-3. As shown in these tables, the project would be consistent with the applicable landform and visual
policies in the General Plan and GDP.
Table 5.2-2 Project Consistency with Applicable General Plan Landform and Visual Policies
Applicable Policies Evaluation of Consistency
Objective LUT 8: Strengthen and sustain Chula Vista's image as a
unique place by maintaining, enhancing, and creating physical
features that distinguish Chula Vista's neighborhoods,
communities, and public spaces, and enhance its image as a
pedestrian-oriented and livable community.
Policy LUT 8.1: Develop a program to enhance the identity of
special districts and neighborhoods to create variety and interest
in the built environment, including such items as signage,
monuments, landscaping, and street improvements.
Policy LUT 8.2: Emphasize certain land uses and activities, such as
cultural arts; entertainment; specialty retail; or commercial
recreation, to enhance or create the identity of specialized
districts or focus areas in the city.
Policy LUT 8.3: Ensure that buildings are appropriate to their
context and designed to be compatible with surrounding uses and
enhance the desired character of their district.
Policy LUT 8.4: Encourage and require, where feasible, the
incorporation of publicly accessible urban open spaces, including
parks; courtyards; water features; gardens; passageways; and
plazas, into public improvements and private projects.
Policy LUT 8.5: Prepare urban design guidelines that help to
create pedestrian-oriented development by providing:
1) pedestrian circulation among parcels; uses; transit stops; and
public or publicly accessible spaces; 2) human scale design
elements; 3) varied and articulated building facades; 4) visual
(first floor clear glass windows) and physical access for
pedestrians; 5) ground floor residential and commercial entries
that face and engage the street; and 6) pedestrian-oriented
streetscape amenities.
Policy LUT 8.6: Develop a master plan for artwork in public places
that would identify the types of art desired and establish
appropriate settings for the display of art, including within public
rights-of-way and landscape medians.
Consistent. The project is consistent with this objective and
relevant policies. It would enhance Chula Vista’s image as a
pedestrian-oriented and livable community. Community streets
are designed as “complete” streets, considering all modes of
transportation by providing vehicular travel lanes, bike lanes or
bike routes, and sidewalks. Pedestrian circulation is further
supported by the inclusion of two urban couplets through the
Town Center and by providing trail connections to the open space
areas south of the site. The SPA Plan creates a livable community
by transitioning high-intensity land uses to lower density
residential land uses, while maintaining accessibility to the Town
Center by all modes of transportation from the throughout Village
8 West. The Town Center would provide resident serving
commercial uses and attractions to create a livable community.
Parks and recreational opportunities would also be available
throughout the project area.
A program for landscaping is included in the SPA Plan in Section
4.7, Landscape Design Guidelines; for signage and monuments in
Section 3.7, Sign Regulations; and streets design in Chapter 5,
Circulation and Corridor Design.
The SPA Plan contains provisions for cultural arts, entertainment,
specialty retail, and commercial recreation uses. These uses
would be concentrated in the Town Center to create a 24-hour
activity center for the community, which would be designed
according to the SPA Plan to ensure a safe, healthy, and vibrant
heart for the community.
The Development Code for the SPA, Chapter 3 of the SPA Plan,
establishes the scale and type of development allowed in each
zone of Village 8 West, and the Land Use plan developed for the
project area ensures that compatibility use are placed next to
each other, as discussed in Section 5.1, Land Use and Planning.
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Table 5.2-2 Project Consistency with Applicable General Plan Landform and Visual Policies (continued)
Applicable Policies Evaluation of Consistency
Policy LUT 8.7: Ensure that vacant parcels and parcels with
unsightly storage uses, such as auto salvage yards, are
appropriately screened from the street to reduce their negative
visual effects.
The SPA Plan encourages urban open spaces. A town square is
proposed within the Town Center. Chapter 4 of the SPA Plan,
Community Design, encourages buildings to be oriented to create
public open space. Parks, courtyards, water features, gardens, and
plazas are encouraged in the project area.
The SPA Plan proposes sidewalks and/or trails throughout the
project area to connect all uses. The SPA Plan encourages
pedestrian oriented development. A design guideline for the
Town Center is the use of façades that include variety and
spontaneity to activate the pedestrian experience.
Design techniques include “eyes on the street” orientation of
commercial, mixed use and residential uses towards the street
and placement of parks and paths as focal points in the
community. Amenities are encouraged such as landscaping,
enhanced pavement, seating areas, water features, or similar
features. Public art is encouraged to be used as a focal element in
the Town Center and in public open spaces.
Performance standards provided within Chapter 3 the SPA Plan,
Development Code, ensure screening of unsightly uses, such as
ground-mounted equipment, service areas, and trash receptacles.
Objective LUT 10: Create attractive street environments that
complement private and public properties, create attractive
public rights-of-way, and provide visual interest for residents and
visitors.
Policy LUT 10.1: The city shall create unique landscape designs
and standards for medians for each major thoroughfare to
distinguish each from the other and to provide a special identity
for districts and neighborhoods.
Policy LUT 10.2: Landscape designs and standards shall include a
coordinated street furniture palette, including waste containers
and benches, to be implemented throughout the community at
appropriate locations.
Policy LUT 10.3: Provide well-designed, comfortable bus stops
throughout the city.
Policy LUT 10.4: Prior to the approval of projects that include
walls that back onto roadways, the city shall require that the
design achieves a uniform appearance from the street. The walls
shall be uniform in height, use of materials, and color, but also
incorporate elements, such as pilasters, that add visual interest.
Policy LUT 10.5: Require under grounding of utilities on private
property and develop a priority based program of utility under
grounding along public rights-of-way.
Policy LUT 10.6: Study the locational requirements of utility,
traffic control, and other cabinets and hardware located in the
public rights-of-way to determine alternative locations for these
items in less obtrusive areas of the street environment.
Policy LUT 10.7: Work with utility providers to coordinate the
design of utility facilities (e.g., substations, pump stations,
switching buildings, etc.) to ensure that the facilities fit within the
context of their surroundings and do not cause negative visual
impacts.
Consistent. The SPA Plan is consistent with this objective and
relevant policies. Chapter 5 of the SPA Plan, Circulation and
Corridor Design, creates an attractive street environment. A key
part of the design theme of the project area is circulation
corridors, which would be defined through the landscape palette
and design themes identified by the roadway and trail standards
described in Chapter 5 of the SPA Plan. Each corridor would have
an identifiable landscape theme consistent with its location within
the project area. All of the design elements would work together
to create superior street scenes that encourage pedestrian
activity and a strong community identity. Landscape designs for
medians are included. The SPA Plan includes guidelines for street
furniture in Section 4.2.6, Street Furniture, to reduce visual
clutter, eliminate location conflicts, and enhance the community
theme. Chapter 5 encourages transit stops to be located within
major pedestrian areas, to respect the privacy of residents when
located in residential areas, and to include adequate lighting and
well-designed shelters.
The SPA Plan contains guidelines for utilities in Chapter 3,
Development Code, that ensure utilities would fit within the
context of their surroundings and would not cause negative visual
impacts. For example, all utility connections would be designed to
coordinate with the architectural elements of the site, pad
mounted transformers and/or meter box locations would include
appropriate screening treatment, and power lines and cables
would be installed underground. The applicant will also work with
utility providers to ensure that the guidelines would be
implemented.
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Table 5.2-2 Project Consistency with Applicable General Plan Landform and Visual Policies (continued)
Applicable Policies Evaluation of Consistency
Objective LUT 11: Ensure that buildings and related site
improvements for public and private development are well-
designed and compatible with surrounding properties and
districts.
Policy LUT 11.1: Promote development that creates and enhances
positive spatial attributes of major public streets, open spaces,
cityscape, mountain and bay sight lines, and important gateways
into the city.
Policy LUT 11.2: Promote and place a high priority on quality
architecture, landscape, and site design to enhance the image of
Chula Vista, and create a vital and attractive environment for
businesses, residents, and visitors.
Policy LUT 11.4: Actively promote architectural and design
excellence in buildings, open space, and urban design.
Policy LUT 11.5: Require a design review process for all public and
private discretionary projects (which includes architectural, site
plan, landscape and signage design) to review and evaluate
projects prior to issuance of building permits to determine their
compliance with the objectives and specific requirements of the
Chula Vista Design Manual, General Plan, and appropriate zone or
Area Development Plans.
Consistent. The SPA Plan is consistent with this objective and
relevant policies. The SPA Plan contains regulations and
requirements for the project review process, including
administrative procedures for all design review applications. All
building and landscape development proposals would be required
to submit an architectural and site review application to the Chula
Vista Planning Department. As discussed in Section 5.1, Land Use
and Planning, development would be compatible with
surrounding land uses within and outside of the project area. As
discussed under Thresholds 1 and 2, implementation of the SPA
Plan would maintain scenic views from the project area and
increase public accessibility to these views. Chapter 4, Community
Design, and Chapter 5, Circulation Corridor and Design of the SPA
Plan include design regulations that would create attractive
streets, buildings, open spaces, and entryways. Design regulations
include quality architecture and landscaping for all uses in Village
8 West, including individual buildings, open space, and design of
the project area as a whole, such as building placement
considerations. In order to ensure that the design intent would be
carried throughout individual projects within the SPA, all building
and landscape development proposals would be required to
submit an architectural and site plan review application to the
Chula Vista Planning Department.
Objective LUT 75: Preserve and protect Otay Ranch’s significant
natural resources and open space lands with environmentally
sensitive development.
Policy LUT 75.1: Create and maintain a comprehensive open
space system throughout the Otay Ranch villages that, through
environmental stewardship, restores and preserves nature's
resources for generations to come.
Policy LUT 75.2: Design villages that have well defined edges such
as the Chula Vista Greenbelt, open spaces, or wildlife corridors.
Consistent. The SPA Plan is consistent with this objective and
relevant policy. The southwestern edge of Village 8 West adjacent
to the Otay Ranch Preserve and MSCP is designated as an Open
Space Preserve. This land will be dedicated to the MSCP subarea
as part of the Otay Valley Regional Park. This area would relatively
unimproved with uses restricted to passive recreation, habitat
restoration and scientific research. Vegetation would consist of
native plants that already occur on site. Manufactured slopes
would occur on the edge of development to define the edge of
development and transition the edge of Village 8 West into the
surrounding open space. Slopes adjacent to the MSCP area, and
development within 100 feet of the Wolf Canyon Preserve area
west of the site, would be subject to the requirements of the
Preserve Edge Plan and would be planted with non-invasive,
native plants.
Objective LUT 81: Develop a higher density, 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 Rock
Mountain as an important landform and visual resource.
Policy LUT 81.13: 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 is consistent with this objective and
relevant policies. As discussed under Threshold 1 and 2, the SPA
Plan proposes a town center at the intersection of Main Street
and La Media Road, surrounded by lower intensity residential land
uses and a community park. Views of Rock Mountain would be
available from some portions of Main Street, particularly west of
the Town Center in the lower intensity Neighborhood Center
Zone. Views of Rock Mountain are currently not available to the
public from within Village 8 West; therefore, implementation of
the SPA Plan would improve accessibility to views of Rock
Mountain from a scenic roadway and throughout Village 8 West.
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Table 5.2-3 Project Consistency with Applicable GDP Landform and Visual Policies
Applicable Policies Evaluation of Consistency
Part II, Chapter 1 – Section B: Goals, Objectives, and 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: Establish a unique character and sense of place within each
village.
Consistent. The SPA Plan includes design guidelines and
regulations for consistent and cohesive development across
Village 8 west. Compatible development heights, massing, and
styles across the project area would create a sense of place
because development would be unified by common elements. The
design guidelines establish a unique character for the village.
Development would be organized based on the Town Center,
which would be accessible to pedestrians from all areas. Sidewalks
and pedestrian trail would connect all areas of the project area.
Public gathering spaces would also be provided through the Town
Center. These amenities would encourage non-vehicular trips and
foster interaction between residents in all neighborhoods to
create a sense of place within the village.
Part II, Chapter 10 – Resource Protection, Conservation and Management
Goal: Reduce impacts to environmentally sensitive and potential
geologically hazardous areas associated with steep slopes.
Objective: Relate development to topography and natural
features, and strive to retain the character of the landforms to the
extent feasible.
Policy: 83% of the steep slopes (steeper than 25%) shall be
preserved.
Consistent. As discussed under Threshold 5, development of the
SPA Plan area would impact 29 acres of steep slopes. The total
amount of disturbed acreage of steep slopes anticipated for all of
Otay Ranch (1,403 acres) would be less than the maximum
acreage limit (1,670 acres) including impacts in Village 8 West.
Therefore the project would be in compliance with the Otay
Ranch Phase 2 RMP with respect to preserving 83 percent of
natural steep slopes.
Goal: Prevent degradation of the visual resources
Objective: Blend development harmoniously with significant
natural features of the land.
Policy: Develop a comprehensive signage program.
Policy: Design development to protect the visual value of scenic
highways and open spaces.
Policy: Underground visually disruptive utilities to the extent
feasible.
Policy: Conduct additional analysis of conceptual grading plans for
all development at the SPA level to protect and preserve
significant visual resources.
Policy: Preserve significant views of major physical features such
as Lower Otay Lake and the San Ysidro foothills and mountains, as
well as the Jamul Mountains, San Miguel Mountain and the Otay
River Valley and its major canyons.
Objective: Relate development to topography and natural
features, and strive to retain the character of the landforms to the
extent feasible.
Policy: Roadways shall be designed to follow the natural contours
of hillsides and minimize visibility of road cuts and manufactured
slopes.
Policy: Excessive use of manufactured slopes in the Otay River
Valley, Jamul and San Ysidro Mountains, and the area around Otay
Lakes shall not be permitted.
Consistent. Part II, Chapter 1, Section F of the Otay Ranch GDP
contains village descriptions and policies identifying specific visual
resources and characteristics for each village. Visual resources
identified for the SPA Plan area are Rock Mountain, Otay River
Valley, and views from the future designated scenic roadways on
site: Main Street and Otay Valley Road. As discussed under
Thresholds 1 and 2, implementation of the SPA Plan would not
result in adverse impacts to views of these resources from with
the project area or from the surrounding area. The SPA Plan
would ensure a cohesive design of development along scenic
roadways that meet the aesthetic standards established for the
project area and would improve public access to views of
designated scenic resources. Additionally, contoured grading is
required throughout the project area, and landform-grading
guidelines are required to be developed as part of the overall
ranch design plan and refined in the Village Design Plan at the SPA
level. As discussed under Threshold 5, Chapter 6 of the SPA Plan
includes a grading plan for Village 8 West that includes landform-
grading objectives that incorporated contoured grading the other
grading requirements listed in the GDP. The SPA Plan includes
comprehensive guidelines for signage in the project area and a
requirement for utilities to be placed underground.
Consistent. Contoured grading is required throughout the project
area, and landform-grading guidelines are required to be
developed as part of the overall ranch design plan and refined in
the Village Design Plan at the SPA level. As discussed under
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Table 5.2-3 Project Consistency with Applicable GDP Landform and Visual Policies (continued)
Applicable Policies Evaluation of Consistency
Policy: Variable slope ratios not exceeding 2:1 shall be utilized
when developing grading plans.
Policy: As development occurs on steep lands, as defined by the
governing jurisdictions, contour grade to reflect the natural
hillside forms as much as possible, and round the top and toe of
slopes to simulate natural contours.
Policy: Grade and rehabilitate graded areas in conformance with
grading regulations of the governing jurisdiction. Ensure proper
drainage, slope stability and ground cover revegetation in
conformance with applicable land use regulations.
Threshold 5, Chapter 6 of the SPA Plan includes a grading plan for
Village 8 West that includes landform-grading objectives that
incorporated contoured grading the other grading requirements
listed in the GDP.
Goal: Preserve dark-night skies to allow for continued
astronomical research and exploration to be carried out at the
County’s two observatories, Palomar Mountain and Mount
Laguna.
Objective: Provide lighting in heavily urbanized areas of the Otay
Valley Parcel which ensures a high degree of public safety.
Objective: Provide lighting in less urbanized areas, which helps to
preserve county-wide dark-night skies, and is consistent with
more rural lighting standards prevalent in non-urbanized areas of
San Diego County.
Policy: The Otay Valley Parcel shall conform to the Chula Vista
Municipal lighting standards.
Policy: All outdoor lighting fixtures shall be shaded on top so that
all light will shine downward.
Consistent. As discussed under Threshold 4, lighting within Village
8 West would adhere to city ordinances and standards, including
shaded light fixtures. The SPA Plan includes a community lighting
plan as part of its village identity concept (Section 4.2 of the SPA
Plan) that balances public safety with the need to minimize light
pollution, minimize energy use, and maintain appropriateness of
fixture style and scale for the different uses within the project
area.
5.2.4 Level of Significance Prior to Mitigation
A. Scenic Vistas
No significant impacts to scenic vistas have been identified; impacts would be less than significant.
B. Scenic Resources
The project would alter a portion of the east-facing slope of Rock Mountain. This impact would be
significant.
C. Visual Character or Quality
The project would permanently alter the character of the project site from open, rolling topography to
urban development. This impact would be significant.
D. Lighting and Glare
New sources of nighttime lighting from parks, mixed-use residential, commercial, multi-family
residential, and CPF uses may be incompatible with surrounding development and inconsistent with
applicable regulations. Potential impacts associated with light cannot be determined until the location,
size, and orientation of future buildings are established. These impacts would be potentially significant.
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E. Landform Alteration
The project would not significantly impact steep slopes; however, grading on a portion of the east-facing
slope of Rock Mountain would be a potentially significant.
F. Consistency with Visual Character Policies
The project would be consistent with all applicable visual character policies. Impacts would be less than
significant.
5.2.5 Mitigation Measures
A. Scenic Vistas
No mitigation measures are required.
B. Scenic Resources
5.2-1 Landscape Master Plan. Prior to issuance of the first final map for Village 8 West, the applicant
shall prepare to the satisfaction of the Development Services Director (or their designee), a
Landscape Master Plan. The Landscape Master Plan shall demonstrate compliance with GDP
Policies pertaining to softening manufactured slopes, particularly on Rock Mountain and other
visible manufactured slopes greater than 25 feet in height, through plant selection, placement,
and density, etc.
C. Visual Character or Quality
Mitigation measure 5.2-1 would also reduce impacts related to visual character or quality.
D. Lighting and Glare
5.2-2 Lighting Plan and Photometric Analysis - Parks. Concurrent with the preparation of site-specific
plan(s) for park sites, including the town center park, Planning Area A and Planning Area T and
prior to issuance of a building permit for any park, the applicant shall prepare, or in the case of
the City being the lead on the preparation of the site specific plan, the applicant shall fund the
preparation of a lighting plan and photometric analysis. The plan shall be prepared to the
satisfaction of the Development Services Director (or their designee) and evaluate the proposed
height, location, and intensity of all exterior lighting for compliance with the City's performance
standards for light, and glare (Chula Vista Municipal Code19.66.100).
5.2-3 Lighting Plan and Photometric Analysis – New Structures. Concurrent with design review and
prior to the issuance of building permits for mixed-use residential, commercial, Community
Purpose Facility and multi-family residential, the applicant shall prepare a lighting plan and
photometric analysis. The plan shall be prepared to the satisfaction of the Development Services
Director (or their designee) and evaluate the proposed height, location, and intensity of all
exterior lighting for compliance with the City's performance standards for light, and glare (Chula
Vista Municipal Code19 19.66.100).
5.2-4 Shadow Analysis. Prior to design review approval for any structure three stories and above, the
applicant shall prepare to the satisfaction of the Development Services Director (or their
designee), a shadow analysis demonstrating that adjacent shadow-sensitive uses are not
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permanently shadowed, and/or any other approved city-standard in place at the time the
shadow analysis is performed.
E. Landform Alteration
Mitigation measure 5.2-1 would also reduce impacts to landform alteration.
F. Consistency with Visual Character Policies
No mitigation measures are required.
5.2.6 Level of Significance After Mitigation
A. Scenic Vistas
Impacts would be less than significant without mitigation.
B. Scenic Resources
Implementation of mitigation measure 5.2-1 would reduce impacts related to scenic resources to a less
than significant level.
C. Visual Character or Quality
Mitigation measure 5.2-1 would reduce impacts to visual character or quality. However, because the
project would result in development on the site, it would permanently alter the character of the project
site from open rolling hills to an urban environment. No mitigation is available to maintain the
undeveloped character of the site. Impacts would be significant and unavoidable.
D. Lighting and Glare
Implementation of mitigation measures 5.2-2 through 5.2-4 would reduce impacts related to lighting to
a less than significant level.
E. Landform Alteration
Implementation of mitigation measure 5.2-1 would reduce impacts related to landform alteration to a
less than significant level.
F. Consistency with Visual Character Policies
Impacts would be less than significant without mitigation.