HomeMy WebLinkAboutItem 1-C Staff ReportItem: i G
Meeting Date: 11/19/14
ITEM TITLE: Public Hearing: GPA -10 -02 /GDPA- 09 -28; Consideration of
Amendments to the City of Chula Vista General Plan and Amendments to
the Otay Ranch General Development Plan to reflect land use, circulation
and policy changes for approximately 1,375 acres of land within the Otay
Ranch Planned Community.
Resolution: GPA- 10 -02, GDPA- 09 -28; Resolution of the City of Chula
Vista Planning Commission recommending that the City Council approve
amendments to the City's General Plan and the Otay Ranch General
Development Plan to reflect land use, circulation and policy changes for
approximately 1,375 acres within the Otay Ranch Planned Community,
including associated text, maps and tables.
Public Hearing: PCM- 12 -06, PCM- 12 -04, PCM- 12 -01; Consideration
of the Village Three North and a Portion of Four, Village Eight East, and
Village Ten Sectional Planning Area (SPA) Plans and respective
supporting regulatory documents including the Public Facilities Financing
Plans, Affordable Housing Plans, and other regulatory documents in
accordance with the findings and subject to the conditions contained
therein.
Resolutions: PCM- 12 -06, PCM- 12 -04, PCM- 12 -01; Resolution of the
City of Chula Vista Planning Commission recommending that the City
Council approve Sectional Planning Area (SPA) Plans and for Villages
Three North and Portion of Four (PCM- 12 -06), Eight East (PCM- 12 -04),
and Ten (PCM- 12 -01) and supporting regulatory documents including the
Public Facilities Financing Plans, Affordable Housing Plans and other
regulatory documents in accordance with the findings and subject to the
conditions contained therein.
Public Hearing: PCS- 13 -02, PCS- 13 -03, PCS- 13 -04; Consideration of
Tentative Subdivision Maps, implementing Village Three North and a
Portion of Four (PCS- 13 -02), Village Eight East (PCS- 13 -03), and Village
Ten (PCS- 13 -04).
—121—
Planning Commission
November 19, 2014
Page No. 2
Resolutions: PCS- 13 -02, PCS- 13 -03, PCS- 13 -04; Resolution of the City
of Chula Vista Planning Commission recommending that the City Council
approve the respective Tentative Maps for Village Three North and a
Portion of Four (PCS- 13 -02), Village Eight East (PCS- 13 -03), and Village
Ten (PCS- 13 -04) in accordance with the findings and subject to the
conditions contained therein.
SUBMITTED BY: Joe Gamble, Project Manager
REVIEWED BY: Kelly Broughton, FASLA, Development Services Director
INTRODUCTION
The applicant, State Street Bank and Trust, LCRE V, LLC (SSBT), filed an application for the
University Villages Project which includes amendments to the General Plan (GPA- 10 -02), Otay
Ranch General Development Plan Amendments (GDPA- 09 -28), and Sectional Planning Area
(SPA) Plans and Tentative Maps for Villages Three North and a Portion of Four (PCM -12-
06 /PCS- 13 -03), Eight East (PCM -12 -04 /PCS- 13 -03), and Ten (PCM -12 -01 /PCS- 13 -04). The
Project implements the terms of the Land Offer Agreement for Villages Three North and a
Portion of Four, Eight East and Ten approved in 2014 between the City of Chula Vista and
SSBT.
BACKGROUND
The Project relates to three primary geographic areas (Villages Three North and Portion of Four,
Eight East and Ten) within the Otay Ranch area of the City of Chula Vista. One of the areas,
Village Ten, is located adjacent to the future university site.
As envisioned in the City's General Plan (GP) and the Otay Ranch General Development Plan
(GDP) the City of Chula Vista has maintained a vision of locating a university within the Otay
Ranch. The GP and GDP assign the designation of University within the southeastern area of the
Otay Ranch. While the properties have been designated "University" many of the parcels that
comprise the university area have been held in private, rather than public, ownership. In 2001,
progress in assembling the land necessary to locate the University was made with the acquisition
of approximately 140 acres of developable land for university purposes. It was understood that
additional acreage was required to realize the land mass envisioned for the University by the GP
and GDP. In 2007, the City began negotiating with area landowners on a land plan that would be
beneficial to the City and carry out the goals of the GP and GDP.
On July 8, 2014 the City of Chula Vista entered into a Restated and Amended Land Offer
Agreement (LOA) with landowner SSBT that would allow the City of Chula Vista to accept
Irrevocable Offers of Dedication (IODs) for an additional 130.7 acres of developable
University /Regional Technology Park land (as well as an adjacent 40 acres of Preserve land that
—122—
Planning Commission
November 19, 2014
Page No. 3
could be potentially converted to university purposes land) and 22.6 acres of active recreation
land if certain entitlements are approved within the required timeframes.
Consistent with the LOA's land use vision for the Applicant's ownership areas, SSBT submitted
an entitlement application package that included the GP and GDP Amendments, Sectional
Planning Area (SPA) Plans and Tentative Maps (TM) for Villages Three North and Portion of
Four, Eight East and Ten, and an Environmental Impact Report (EIR).
The proposed project is consistent with the LOA between the Applicant and the City, which
consists of up to 6,897 homes and associated village land uses within three geographic areas
within the Otay Valley Parcel of the Otay Ranch GDP. The LOA supports the vision expressed
in the GP and GDP for a University in Eastern Chula Vista.
This staff report also discusses the general content of Final EIR 13 -01. Full discussion of the EIR
is contained in a separate staff report. The EIR addresses the environmental effects associated
with the proposed University Villages Project (proposed project), which encompasses Village
Three North and a Portion of Village Four, Village Eight East, and Village Ten.
Implementation of the proposed project requires Chula Vista General Plan Amendments (GPAs),
Chula Vista Multiple Species Conservation Plan Boundary Adjustments (MSCPBAs), Otay
Ranch General Development Plan Amendments (GDPAs), and Resource Management Plan
Boundary Adjustments (RMPBAs). The project also proposes amendments to three approved
adjacent Sectional Planning Area (SPA) Plans to accommodate and align village boundaries with
ownership boundaries. The affected villages are: Otay Ranch Villages Two, Three, and a Portion
of Village Four SPA Plan, adopted by the Chula Vista City Council on June 4, 2006 (and
subsequently amended in 2013 and 2014); Otay Ranch Village Seven SPA Plan, adopted by the
Chula Vista City Council on October 4, 2004; and the Otay Ranch Village Nine SPA Plan,
adopted by the Chula Vista City Council on June 3, 2014.
The GP /GDP amendments (Project) will result in land use changes for project areas, reconfigure
existing Otay Ranch village boundaries, increase residential densities, and amend the General
Plan Circulation Element in eastern Chula Vista. The GPA and GDPA will result in policy,
circulation, and land use changes affecting lands within the Project area. All amendments are
intended to facilitate and support a university site, and establish appropriate land uses adjacent to
the university. The GPA/GDPA will establish the land use patterns and development intensities
necessary for a successful university.
The SPA Plans and Tentative Subdivision Maps related to the three project areas further
implement the vision for Otay Ranch Area Urban Villages in the context of established and
planned communities along the University site.
ENVIRONMENTAL REVIEW
The Otay Ranch University Villages Final EIR has been prepared in accordance with the
California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.),
the CEQA Guidelines (California Code of Regulations Section 15000 et seq.) and the City of
—123—
Planning Commission
November 19, 2014
Page No. 4
Chula Vista's Environmental Review Procedures. Pursuant to Section 21067 of CEQA and
Sections 15050 through 15053 and Section 15367 of the CEQA Guidelines, the City of Chula
Vista is the Lead Agency under whose authority the EIR has been prepared.
In accordance with the requirements of CEQA, a second -tier Environmental Impact Report (EIR-
13-01) has been prepared to analyze the environmental impacts of the proposed University
Villages GPA, GDPA, SPAs and TMs. EIR -13 -01 is discussed in detail in a companion staff
report and must be addressed and acted upon prior to Planning Commission consideration of the
University Villages GPA, GDPA, SPAs and TMs.
RECOMMENDATION
That the Planning Commission:
1. Adopt Resolutions GPA- 10 -02, and PCM -09 -28 recommending that the City Council:
a. Approve amendments to the City's General Plan (GPA- 10 -02) and the Otay
Ranch General Development Plan (GDPA- 09 -28) to reflect land use, circulation
and policy changes for approximately 1,375 acres within the Otay Ranch Planned
Community, including associated text, maps and tables; and,
2. Adopt Resolutions PCM- 12 -06, PCM- 12 -04, and PCM -12 -01 recommending that the
City Council:
a. Approve the Village Three North and Portion of Four Sectional Planning Area
(SPA) Plan and supporting regulatory documents including the Public Facilities
Finance Plan, Affordable Housing Plan and other regulatory documents in
accordance with the findings and subject to the conditions contained therein; and,
b. Adopt an Ordinance approving the Village Three North and Portion of Four
Planned Community District Regulations /Design Plan in accordance with the
findings and subject to the conditions contained therein; and,
c. Approve the Village Eight East Sectional Planning Area (SPA) Plan and
supporting regulatory documents including the Public Facilities Finance Plan,
Affordable Housing Plan and other regulatory documents in accordance with the
findings and subject to the conditions contained therein; and,
d. Adopt an Ordinance approving the Village Eight East Four Planned Community
District Regulations /Design Plan in accordance with the findings and subject to
the conditions contained therein; and,
e. Approve the Village Ten Sectional Planning Area (SPA) Plan and supporting
regulatory documents including the Public Facilities Finance Plan, Affordable
Housing Plan and other regulatory documents in accordance with the findings and
subject to the conditions contained therein; and,
—124—
Planning Commission
November 19, 2014
Page No. 5
f. Adopt an Ordinance approving the Village Ten Planned Community District
Regulations /Design Plan in accordance with the findings and subject to the
conditions contained therein; and,
g. Approve the respective Tentative Maps for Village Three North and a Portion of
Four (PCS- 13 -02), Village Eight East (PCS- 13 -03), and Village Ten (PCS- 13 -04)
in accordance with the findings and subject to the conditions contained therein.
DISCUSSION
Location, Existing Site Characteristics and Ownership
The proposed project area occupies approximately 1,375 acres of non - contiguous land composed
of Village Three North and a Portion of Village Four, Village Eight East, and Village Ten within
the Otay Valley Parcel of the adopted Otay Ranch GDP (see Attachment 1, Locator Map). The
location of each village is described in greater detail in the subsections that follow. In addition,
the proposed project includes several off -site improvement areas including utility and roadway
corridors, totaling approximately 160.0 acres. The site is currently vacant, in a natural state with
portions of the land representing past use agricultural areas. The project area is owned by SSBT.
Project Area Descriptions
Village Three North and a Portion of Four
Village Three North and a Portion of Four (approximately 436.0 acres of the proposed project
area) is located at the southwest edge of the Otay Valley Parcel of Otay Ranch, just north of the
Otay Valley Regional Park (OVRP), north and south of the future extension of Main Street and
east of existing industrial development. The Village Three North component of the proposed
project encompasses a Portion of Village Three as identified in the Otay Ranch GDP. The
portion of Village Four included in the proposed project area is within the Otay Ranch GDP
boundaries of Village Four; however, it is limited to 29.7 acres. Village Three North is visible
from the OVRP and the Chula Vista Greenbelt trail systems. The Portion of Village Four is
located west of the southern terminus of La Media Road, east of Wolf Canyon and north of the
Otay Valley rock quarry. The Portion of Village Four is visible from the southern edge of
Village Two and from the eastern Portion of Village Three North. (Refer to Attachment 2a).
Village Eight East
Village Eight East (approximately 575.3 acres) is located at the southern edge of the Otay Valley
Parcel of Otay Ranch, just north of the Otay River Valley, primarily south of Main Street, and
west of SR -125. Situated above the bottom of the river valley, Village Eight East is visible from
the OVRP and Chula Vista Greenbelt trail systems. Village Eight East encompasses the eastern
part of Village Eight, adjacent to SR -125, as identified in the Otay Ranch GDP, as well as a
portion of Village Seven. The project includes a boundary adjustment for that portion of Village
Seven to be encompassed in Village Eight East. The Village Eight East project area also includes
active recreation and open space designated lands within the Otay Ranch General Development
Plan Planning Area 20. (Refer to Attachment 3a).
—125—
Planning Commission
November 19, 2014
Page No. 6
Village Ten
Village Ten (approximately 363.4 acres) is located south of Hunte Parkway and the future
University site, west of Salt Creek Canyon and north of the Otay River Valley. Village Ten is
visible from the OVRP and Chula Vista Greenbelt trail systems, as well as the County of San
Diego Lower Otay Regional Park. The Village Ten component of the proposed project includes
the eastern portion parcel of Village Nine and the southern portion of Village Ten as identified in
the Otay Ranch GDP. (Refer to Attachment 4a).
Project Description
The proposed project implements the land use vision generally described in the July 8, 2014
LOA between the Applicant and the City, which consists of up to 6,897 homes and associated
village land uses within the Otay Valley Parcel of the Otay Ranch GDP. Implementation of the
proposed project requires Chula Vista GPAs, a Chula Vista Multiple Species Conservation
Program (MSCP) Boundary Adjustment, Otay Ranch GDP Amendments, and Otay Ranch
Resource Management Plan (RMP) Boundary Modifications. The project also proposes
amendments to three SPA Plans to reconfigure village boundaries to accommodate existing and
proposed ownership patterns in the area. The three villages are: Otay Ranch Village Two,
Village Three, and a Portion of Village Four SPA Plan, adopted by the Chula Vista City Council
on June 4, 2006; Otay Ranch Village Seven SPA Plan, adopted by the Chula Vista City Council
on October 4, 2004; and the Otay Ranch Village Nine SPA Plan, adopted by the Chula Vista
City Council on June 3, 2014.
Three SPA plans and related Tentative Maps are proposed for: (1) Otay Ranch Village Three
North and a Portion of Village Four SPA Plan, (2) Otay Ranch Village Eight East SPA Plan, and
(3) Otay Ranch Village Ten SPA Plan. The SPA plan components are described in more detail
below. Village Three North and a Portion of Four includes an alternative Tentative Map for
consideration as described in detail later in this report. Additionally, Village Ten Tentative Map
includes an alternative lot configuration arrangement along a portion of the southwest edge of the
map's boundary to address a pending adjacent landowner land exchange. Details are described
later in this report.
GP and Otay Ranch GDP Amendments
Integral to the Project are amendments to the GP and the Otay Ranch GDP. These amendments
are required to implement the land plans of the proposed project as well as accommodate the
land plan vision generally described in the LOA.
GP Amendments
The proposed GP amendments would result in the following changes in land use in each village.
Enclosure 1 contains details of the proposed GP Amendments. The existing and proposed GP
Plans are contained respectively in Attachments 5 and 6.
-126-
Planning Commission
November 19, 2014
Page No. 7
Village Three North and a Portion of Village Four
Village Three North land use changes would convert the existing Limited Industrial land uses to
the following: Residential Low — Medium, Residential Medium, Mixed -Use Residential, Parks
and Recreation, Public and Quasi Public, Open Space (OS), Open Space Preserve (OS /P), and
Mixed -Use Commercial. The proposed land use changes for the Portion of Village Four would
convert a portion of the area designated as OS to OS/P. The amendment would allow for
residential land uses to be located within the 1,000 foot nuisance easement area, however, not
within 1,000 feet of the active landfill area.
Village Eight East
Village Eight East land use changes would convert the Residential Low - Medium to Residential
Medium as well as rearrange the uses. Uses proposed for Village Eight East include: Mixed -Use
Residential, Residential Medium, Public and Quasi Public, Parks and Recreation, Open Space —
Active Recreation and OS.
Village Ten
Village Ten land use changes would convert the existing designated uses of Public and Quasi
Public to Residential Medium, Mixed -Use Residential, Parks and Recreation, and OS. Areas
remaining north of the proposed Village Ten boundary would be available to accommodate the
future university site. A parcel of approximately 8 acres may be detached from Village Nine and
be re- assigned to Village Ten.
GP Circulation Plan Changes
The proposed project seeks to change portions of the adopted Chula Vista GP Circulation Plan —
East in order to support the project's design. These amendments would allow the Circulation
Plan to be consistent with proposed land use changes and include the following:
• Extend Discovery Falls Drive southerly and westerly to connect with Village Nine Street
"B," and designate Discovery Falls Drive between Hunte Parkway and the
University /RTP driveway as a 4 -lane Major Road, and designate Discovery Falls Drive
between the University /RTP driveway and Village Nine Street `B" as a Class II
Collector;
• Rename Eastlake Parkway as "University Drive" between Hunte Parkway and Discovery
Falls Drive. University Drive between Hunte Parkway and University Driveway #1
(northern) will retain its classification as a 4 -lane Major Road, and reclassify the segment
between University Driveway #1 and Discovery Fall Drive from a 4 -lane Major Road to
a Class II Collector;
—127—
Planning Commission
November 19, 2014
Page No. 8
• Rename Eastlake Parkway between Discovery Falls Drive and Otay Valley Road as
University Drive, and reclassify this segment from a 4 -lane Major Road to a 2 -lane non-
Circulation Element road (Residential Promenade Street w/ Village Pathway); and
Reclassify Otay Valley Road, east of Village Nine Street `B" from a 4 -lane Major Road
to a 2 -lane non - Circulation Element road (Secondary Village Entry w/ Median).
Otay Ranch GDP Amendments
The following provides an overview of proposed amendments to the Otay Ranch GDP (Refer to
Enclosure 2 for full document of changes). These amendments are required to implement the
land plans of the proposed project.
Land Use Changes
The existing Otay Ranch GDP Land Use Plan for the project area is shown on Attachment 7. The
proposed project seeks to amend the land uses identified on the Otay Ranch GDP Land Use Map
in Villages Three North and a Portion of Village Four, Village Eight East, and Village Ten. The
proposed Otay Ranch GDP Land Use Plan for the project area is shown on Attachment 8. The
tables that follow provide the existing Otay Ranch GDP land uses as currently approved and the
proposed land uses. Overall, residential dwelling unit yields would increase under the project
from 1,263 (existing) to 6,897 (proposed) representing a net increase of 5,634 dwelling units.
Project population would increase from 4,707 to 19,775 persons. Developed park land would
increase from 13.2 to 92.1 gross acres. Industrial lands would decrease from 176.5 to 39.9 gross
acres. Commercial lands would increase from 8.9 to 22.1 gross acres. Additionally, the location
of Village Ten supports the creation and configuration of the future university site.
Village Three North and a Portion of Village Four
Village Three North land use changes are proposed to convert a portion of existing Industrial use
designations to the following: Low — Medium Village Residential, Medium Residential, Mixed
Use, Mixed Use Commercial (MU -C), Community Park/Park (P -2 /P), and OS. The Otay Ranch
GDP land use changes for the Portion of Village Four would adjust a portion of the area
designated as OS to OS/P. The amendment would locate residential uses within the 1,000 foot
nuisance easement area, however, not within 1,000 feet of the active landfill area. Tables 1, 2, 3
and 4 below describe the existing and proposed land uses.
Table 1
Existing Village Three Land Uses
-128-
Dwelling Units
Acreage
Approx.
Use
SF
I MF
I Total
I Dens
I Res
I Park
I CPF
I Sch
I C'ml
I Ind.
I OS
I Art
Total
Pop.
Industrial
1
10.2
176.5
176.5
Other
---
E�
10.2
146.9
34.8
191.9
Total
176.5
146.9
34.8
368.4
0
-128-
Planning Commission
November 19, 2014
Page No. 9
Table 2
Proposed Village Three Land Uses
iu,uuu oquare feet of commercial may occur venlcally or norizontally; tneretore, actual acreage may vary.
* Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
** Includes 5.2 acres of Office and 6.1 acres of Mixed Use.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi - family household.
Table 3
Existing Portion of Village Four Land Uses
Dwelling Units
Acreage
Approx.
Use
SF
MF
Total
Dens
Res
Park
CPF
Sch
C'ml
Ind.
OS
Art
Total
Pop.
LMV
51
635
51
4.9
10.5
148.5
.5
11.0
169
M
951
951
7.8
122.4
17.8
1.1
8.3
8.9
167.1
123.5
3,169
MU
MH
595
595
40.8
14.6
7.9
2.6
1
10.0
33.4
1,535
MUC
Other
11.3*
15.1
11.3
24.6
Total
1 635
293
928
55
1687
5.9
2.9
10.0
39.9
15.1
39.9
221.0 1
Other
I
I I
1
1 129.5
19.8
1 164.3
Total 1
1002
1
1597
1 10.8 1
147.5 1
7.9
1 4.2
1 8.3
1
1
1 129.5
19.8
1 368.4 1
4,873
iu,uuu oquare feet of commercial may occur venlcally or norizontally; tneretore, actual acreage may vary.
* Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
** Includes 5.2 acres of Office and 6.1 acres of Mixed Use.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi - family household.
Table 3
Existing Portion of Village Four Land Uses
Table 4
Proposed Portion of Village Four Land Uses
Dwelling Units
Acreage
Approx.
Use
SF
I MF
I Total
I Dens
Res
Park
CPF
Sch
C'ml
I Ind.
OS
Art
Total
Pop.
Pop.
LMV
635
635
4.3
148.5
148.5
Other
MU
17.8
5.9 **
1
8.9
167.1
184.9
17.7
Total
MH
0
1
14.5
20.2
1
10.0
0
Table 4
Proposed Portion of Village Four Land Uses
Village Eight East
Land uses proposed for Village Eight East would be consistent with the existing Otay Ranch
GDP land use designations -Mixed Use, Community Park/Park, and OS -and would convert
Medium -High Residential to Medium Residential. Tables 5 and 6 below describe the existing
and proposed land uses.
Table 5
Existing Village Eight Land Uses
Dwelling Units
Acreage
Approx.
Use
SF
MF
Total
I Dens
Res
Park
CPF
Sch
C'ml
Ind.
OS
Art
Total
Pop.
Pop.
LMV
635
635
4.3
148.5
148.5
Other
MU
17.8
5.9 **
2.9
8.9
167.1
184.9
17.7
Total
MH
p
1
14.5
20.2
10.0
0
Village Eight East
Land uses proposed for Village Eight East would be consistent with the existing Otay Ranch
GDP land use designations -Mixed Use, Community Park/Park, and OS -and would convert
Medium -High Residential to Medium Residential. Tables 5 and 6 below describe the existing
and proposed land uses.
Table 5
Existing Village Eight Land Uses
ran or parK acreage requiremem nas been auocatea to community parKS. Actual parK size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi - family household.
-129-
Dwelling Units
Acreage
Approx.
Use
SF
IMF
I Total
Dens
Res
Park
I CPF+
Sch
I C'ml
OS
Art
Total
Pop.
LMV
635
635
4.3
148.5
148.5
2,115
MU
5.9 **
2.9
8.9
17.7
MH
293
293
14.5
20.2
10.0
30.2
756
Other
15.1
9.5
24.6
Total
1 635
293
928
55
1687
5.9
2.9
10.0
8.9
15.1
9.5
221.0 1
2,871
ran or parK acreage requiremem nas been auocatea to community parKS. Actual parK size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi - family household.
-129-
Planning Commission
November 19, 2014
Page No. 10
Table 6
Proposed Village Eight Land Uses
Use
Dwelling Units
Acreage
Approx.
Pop.
SF
MF
Total
I Dens
Res
Park
CPF
Sch
C'ml
Sch
OS
Art
Total
M
943
Pop.
943
7.2
130.5
35
1.6
17.8
1.7
132.1
3,140
MU
17.8
2617
2617
42.2
62.1
7.3
2.9
10.8
10.8
9.2
82.8
6,752
Other
53.9
774
M
30
30
6.0
5.1
11.2
9.9
21.1
Total
943
2617
3560
18.5
192.6
7.3
4.5
10.8
10.8
2.5
11.2
9.9
236.0
9,892
" zu,uuu Square feet of commercial may occur vertically or horizontally; tneretore, actual acreage may vary.
" Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
Village Ten
Village Ten proposed land use changes would convert the existing land designated as University
to the following: Medium Residential, Mixed -Use Residential, Park, and OS. Refer to Tables 7
and 8.
Table 7
Existing Planning Area Ten Land Uses
Table 8
Propose Village Ten Land Uses
Dwelling
Units
I Acreage
Approx.
Use
SF
MF
Total
Dens
Res
Park
CPF+
Sch
C'mI
OS
OS
Art
Total
Pop.
L
35
695
35
2.0
17.8
1.7
89.7
17.8
112
LMV
242
1045
242
4.5
53.9
2.6
9.2
44.5
53.9
774
M
30
30
6.0
5.1
16.5
16.5
5.1
96
MU
1045
1740
15.4
113.1
7.6
4.0
2.5
3.1
16.5
150.7
9.6
MH
335
335
17.5
18.8
1
1 4.6
1
23.4
1 854
C
3.3
1
1 3.3
Other
24.9
1 12.7
1 37.6
Total
307
293
1 335
5.5
1 168.7
1 7.3
1 2.5
1 4.6
1 3.1
1
1 24.9
1 12.7
1 150.7
1 1,836
Table 8
Propose Village Ten Land Uses
Circulation Plan Changes
The proposed project seeks to change portions of the adopted Otay Ranch GDP Circulation Plan.
These amendments are essentially the same as those circulation plan changes described in the GP
amendments and would allow the Circulation Plan to be consistent with proposed land use
changes.
Ck1111C
Dwelling Units
Acreage
Approx.
Use
SF
MF
I Total
Dens
Res
Park
CPF+
Sch
C'ml
OS
Art
Total
Pop.
M
695
695
7.9
88.0
1.7
89.7
2,314
MU
1045
1045
41.6
25.1
7.6
2.6
9.2
44.5
2,696
Other
16.5
16.5
Total
695
1045
1740
15.4
113.1
7.6
4.3
9.2
16.5
150.7
5,010
Circulation Plan Changes
The proposed project seeks to change portions of the adopted Otay Ranch GDP Circulation Plan.
These amendments are essentially the same as those circulation plan changes described in the GP
amendments and would allow the Circulation Plan to be consistent with proposed land use
changes.
Ck1111C
Planning Commission
November 19, 2014
Page No. 11
Other amendments to the Otay Ranch GDP include establishing revised village /planning area
boundaries for Village Three North, Village Eight East, Village Nine, Village Ten, and the
University /Research Technology Park Planning Area. Also included is the elimination of the
requirement to provide an average 75 -foot landscape buffer along Otay Valley Road through
Village Ten due to the change in character of the road and surrounding village development.
Chula Vista MSCP Subarea Plan and Otay Ranch Boundary Adjustment
The proposed project would result in an adjustment to the boundaries of the Chula Vista MSCP
Preserve as identified in the MSCP Subarea Plan and would also result in a Boundary
Modification to the Otay Ranch Preserve as identified in the Otay Ranch RMP. Specifically, the
project proposes to develop approximately 5.1 acres adjacent to Village Three North, 1.3 acres
adjacent to Village Ten, and roughly 40.9 acres adjacent to the University site previously
identified as Preserve. The project proposes to designate 4.3 acres in Village Three North and a
Portion of Village Four and 50.7 acres on the east side of Salt Creek, previously identified for
development by the MSCP, as Preserve. The result is an overall increase of approximately 7.7
acres of MSCP Preserve land.
Sectional Planning Area Plans
Village Three North and a Portion of Four
Overview
The Village Three North portion of the SPA Plan Area was originally included within the
planning boundaries of Village Three and the Villages Two, Three, and a Portion of Village Four
SPA Plan approved by the Chula Vista City Council in 2006. Proposed amendments to the 2006
SPA Plan will exclude the Village Three North area from the SPA boundary to coincide with
current ownership boundaries. This SPA Plan includes a Portion of Village Three (Village Three
North). The balance of Village Three (Village Three South) remains in the Villages Two, Three
and a Portion of Village Four SPA Plan, is not a part of the SPA Plan area and is under separate
ownership. Enclosure 3 contains the proposed SPA Plan.
Village Three North is designed as an urban village with pedestrian orientation and a multi -
modal transportation focus. The design is consistent with the goals of the Otay Ranch GDP
which guide the creation of a distinct, residential community including a village core. The
community is designed to attract village residents to the core for social, public service,
neighborhood shopping and recreation and community activities.
A variety of residential neighborhoods are planned south of the village core connected by an
internal circulation network that emphasizes pedestrian comfort and safety. The City of Chula
Vista Regional Trail continues south from Village Two along Heritage Road through Village
Three North, ultimately connecting to the Greenbelt Trail planned in the Otay River Valley. The
Regional Trail along Main Street provides an east -west pedestrian connection between Village
Three North and villages to the east. The Village Pathway connects the village core to the
Regional Trail.
—131—
Planning Commission
November 19, 2014
Page No. 12
The northern portion of Village Four included within the SPA Plan area includes a community
park. Access is provided via the extension of Santa Luna Road west of La Media Road. A
regional trail along La Media is extended along Santa Luna, providing a continuous pedestrian
link into the community park and the residential neighborhood.
A "Main Street" village identity is created along the central north/south street through Village
Three North. Two additional Secondary Village Entry Streets enter Village Three North from
Heritage Road. The extension of Main Street forms the southern boundary of the village. This
community structure establishes key pedestrian connections along Heritage Road to and through
the Business Park and between village serving land uses in the core and the surrounding
residential neighborhoods. The village core includes an elementary school, a neighborhood park,
higher density residential a CPF Site and commercial /mixed use land uses. A Rapid Bus route is
planned along Main Street. A Local Bus stop may be provided along Heritage Road, within
walking distance of the village core and business park uses. The location of mixed use
commercial /retail land uses within the village core provides neighborhood serving land uses
within walking distance of a majority of Village 3 North residents.
Consistent with the village planning concept, higher density residential development is located in
the village core with decreasing densities and single family detached homes located towards the
perimeter of the village. Private recreational facilities (designated "CPF" or "P -OS" on the plan),
approximately one -half to one -acre in size, are located in the residential neighborhoods and are
connected to the core along a network of Promenade streets. Village serving land uses including
the private recreational facilities, a neighborhood park and elementary school are located to
create a series of open space focal points within the village. The residential neighborhoods of
the village are connected by a grid street system to create multiple pedestrian and vehicular
travel options throughout the village. Village Three North includes one segment of the Chula
Vista Greenbelt Trail (approximately 289'). This segment will be implemented according to the
Greenbelt Master Plan and OVRP Design Standards and Guidelines.
The southern portion of the Otay Ranch Business Park is located in the northern portion of the
SPA Plan area south of the Otay Landfill. The land use plan for this area provides for large -pad
developments suitable for industrial and business park uses. Multiple points of access to the
Business Park are provided from Heritage Road. This circulation design facilitates access and
movement throughout the site. Office and commercial uses are support on a parcel south of
Heritage Road, at the north east corner of the Village Three.
A Site Utilization Plan (Attachment 2a) and Site Utilization Table (Attachment 2b) depict the
location and acreage of the land uses and the densities.
General Plan and General Development Plan Compliance (Village Three North and a
Portion of Four)
The implementation of the proposed Village Three and a Portion of Four land plan necessitates
amendments to the City's GP and the Otay Ranch GDP to accommodate the proposed land use
pattern arrangement. The land plan would maintain current GP and GDP designated industrial
-132-
Planning Commission
November 19, 2014
Page No. 13
lands north of Heritage Road. Land area south of Heritage Road would be re- designated from
industrial to a mix of commercial, office, residential, neighborhood park, school, community
purposes facility and open space.
The GP amendments related to the implementation of the Village Three and a Portion of Four
SPA Plan respond to land planning principles, goals and policies contained in the GP. Proposed
amendments necessary to implement the project primarily relate to the arrangement of land use
designations that respond to the adjacent planned land use patterns and the general accounting of
an increase in dwelling units to coincide with the land plan vision generally described in the
LOA. The proposed GP land use designations for Village Three include: Mixed -Use
Commercial, Mixed -Use Residential, which includes residential densities ranging from 28 to 60
dwelling units per acre and Residential Medium (6.1 to 11 units per acre). In addition, Village
Three includes a Neighborhood Park (NP), and an Elementary Schools (ES). Included within the
Portion of Village Four project boundaries is the GP designated Parks and Recreation, Open
Space, and Open Space Preserve.
The Chula Vista GP provides the vision and policy direction for the planning of the various Otay
Ranch Districts. Village Three is within the western district and Portion of Four is within the
central district. The GP includes numerous existing policies (starting on page LUT -257) with
regard to Village Three and a Portion of Four, some of these that relate directly to design and
land use are:
• Maintain the natural landform character of Wolf Canyon by implementing policies of the
Chula Vista MSCP Subarea Plan and the Otay Ranch Resource Management Plan Phase I
and II (RMPs).
• Site and Design infrastructure facilities to minimize visual and other impacts to Wolf
Canyon.
• Ensure development respects existing landforms by utilizing landform grading techniques
in areas that interface with Poggi and Wolf Canyons
• Limit land uses adjacent to the Otay Landfill to open space and limited industrial uses or
business parks.
• Develop approximately 70 acres of Village Four west of La Media as a large community
park to serve Otay Ranch.
The GDP amendments related to the Village Three and Portion of Four area of the project,
relate primarily to the establishment of land use patterns that support the creation of a village
core that is unique to Village Three, while simultaneously responding to the planned location
of Heritage Road, the industrial designated parcels south of the Otay Landfill and adjacent
open space features such as Wolf Canyon. Additionally, GDP amendments respond to the
—133—
Planning Commission
November 19, 2014
Page No. 14
introduction of residential dwelling units, commercial, office, park, and school designations
and a reduction in industrially designated land.
The GDP includes specific character policies (Part II, Chapter 1, and Section E.8) to be
implemented at the SPA level. Some of these that relate specifically to the Village Three
design and land use plan are: Location adjacent to Wolf Canyon and the Otay River Valley,
two scenic canyons /corridors with undulating edge conditions and areas of sensitive habitat,
relationship with adjacent and planned industrial development and the Otay Landfill, location
isolated by significant landforms, and consideration of an approximate location for a transit
stop. Village Three North supports these defined character policies through the arrangement
of land uses in a thoughtful manner that responds to adjacent land use patterns. The village
proposes a grading concept that steps down toward the Otay River Valley emulating the
natural mesas and stepped slopes of the site, while providing appropriate buffer slopes
particularly adjacent to Wolf Canyon. The Portion of Village Four character polices
described in the GDP include: Location adjacent to Wolf Canyon and the Otay River Valley,
Fragmented character due to landforms and intervening roads, and Linkage and compatibility
with Villages Eight and Seven and with the Community Park.
Table 9 summarizes the GP Land Use Designation categories (as proposed as applicable), the
Otay Ranch GDP Land Use Designations (as proposed as applicable), and the proposed SPA
Plan Land Use Categories and density ranges, with the number of residential units authorized
and proposed for each of these different development areas.
Table 9: Village Three and Portion of Four Land Use Designation Comparison
CV GP
Otay Ranch GDP
SPA
Number of
Land Use Designation
Land Use Designation
Land Use
Dwelling
Cate go
Units
Mixed Use
Mixed Use
Mixed Use, Office
Commercial
Commercial*
Commercial
Mixed Use
Mixed Use
Multi - Family
595
Residential
(28 -45 DU /AC)
Residential
28 -60 DU /AC
41.9 DU /AC **
Residential Medium
Medium Residential
Single Family
1,002
(6.1 -11 DU /AC)
(6 -11 DU /AC)
Residential
7.9 DU /AC **
Research & Limited
Industrial
Industrial
Industrial
Public & Quasi Public
School
Elementary School
-
Parks & Recreation
Park
Nei hborhood Park
-
Open Space Active
Open Space
Active Recreation
-
Recreation
Community Park
Open Space Preserve
Open Space
Open Space Preserve
-
Proposed Land Use Category. ** Average Density Calculation assumes 10 % add -on for circulation.
—134—
Planning Commission
November 19, 2014
Page No. 15
The following outlines how the SPA Plan and Planned Community District Regulations (PCDR)
implement the GP and GDP policies and objectives:
SPA Plan- Village Three North and a Portion of Four
Mixed -Use Commercial
The Village Three North mixed use commercial area consists of MU -2a through 2e.. The MU -2
sites will allow for a mixture of office and commercial uses including but not limited to
professional offices and service commercial and limited amounts of restaurant and retail shops.
Located south of Heritage Road, the MU -2 area will be comprised of 80 percent office uses and
20 percent commercial uses. Accompanying the Mixed Use Commercial is a Community
Purpose Facility (CPF) district, supporting uses consistent with CPF requirements. The final
physical location and integration of CPF uses and associated buildings would be determined
during design review or final mapping of the MU area. The mixed use area offers commodities
and services required by residents of the village and adjacent villages in a convenient and
mutually beneficial manner.
Office
The Village Three North core supports an office commercial area (0-1) adjacent to Heritage
Road and east of the mixed use area. Sited to complement the adjacent mixed use area, the office
commercial serves as a buffer between Heritage Road and the multi - family residential area
immediately to the south. The area supports employment lands for the village, contributing to the
diversity of employment land sites within the village.
Industrial
The Village Three North Industrial area (I -la through 3b), located between the Landfill and
Heritage Road, serves as a buffer between the landfill and the village core as well as adding to
the diversity of employment land sites available within the village. Industrial site activities are
intended to promote employment opportunities in manufacturing, service, research and
development, and whole sale trade.
Mixed Use
The Village Three North mixed use area (MU -1, R -21, P -1, S -1) cradles the mixed use
commercial area. The mixed use district supports multi - family residential, commercial, a
neighborhood park site, and an elementary school site consist with GDP policies pertaining to a
walkable community.
Residential
South and west of the Village Three North mixed use core area are residential neighborhoods (R-
1 through R -19) supporting a variety of small lot single family detached homes and
attached/multi- family homes. Stand -alone homes, duplexes, town homes and stacked units are
—135—
Planning Commission
November 19, 2014
Page No. 16
permitted in defined sub areas, resulting in a diverse product mix. Residential densities range
from an average of 8.7 to 42.0 dwelling units per acre. Topographic separation of the R -20
neighborhood (located south of Main Street) creates a stand -alone residential neighborhood.
Pedestrian linkages provide connections to the primary Village Three North.
Village Three Alternative Plan
The Project EIR includes a "Nuisance Easement Alternative" (NEA) that would result in fewer
residential ultimate land uses within the nuisance easement area of the Otay Landfill. To respond
to this NEA, the Applicant prepared an Alternative Tentative Map with a vaned land plan
configuration when compared to the project. The Nuisance Easement Alternative would remove
all residential land uses within 1,000 feet of the active portion of the landfill; however, the
proposed project would also not place residential land uses within 1,000 feet of the active portion
of the landfill per FEIR Mitigation Measure MM LU -4. Therefore, impacts to land use
compatibility would be the same as compared to the proposed project. A Health Risk Assessment
(HRA) report was prepared to ascertain potential impacts to sensitive receptors within 1,000 feet
of the southern property boundary of the landfill. Based on the fact that all calculated
carcinogenic (cancerous) and non - carcinogenic (non- cancerous) risks are below the identified
regulatory (San Diego Air Pollution Control District) California Environmental Quality Act
thresholds, impacts are not considered significant.
Both the project and the NEA land plans preclude the construction of residential units within
1,000 feet of the active landfill area (Consistent with the Amended and Restated Otay Landfill
expansion Agreement (August 12, 2014), Paragraph 2.5 Residential Setback of the Otay Landfill
Expansion Agreement, requires the City to not allow the construction of residential units on
properties within 1,000 feet of the active area of the Otay Landfill). It is important to note that
over time, the active edge of the landfill moves further away (northward) from Village Three
North and a portion of Four as the landfill operators "close" portions of the landfill once filled.
When comparing the project land use arrangement to the NEA, the NEA land plan relocates the
neighborhood park where a few residential neighborhoods (R -1, R -4, R -6) reside in the non -
alternative land plan. Additionally, the boundary between the O -1 parcel and adjacent residential
is reconfigured to coincide with the 1,000 foot buffer boundary. The NEA (Enclosure 4a, b, and
c) maintains the mix of village core land uses thereby maintaining consistency with the design
parameters of Otay Ranch Village Cores.
The applicant's preferred plan is the "non- alternative" (non -NEA). The preferred plan ( "non-
NEA") and the NEA are both consistent with General Plan Policy E 6.4. Policy 6.4 states: "Do
not site new or re- powered fossil - fueled baseload or peaking -type Electrical Generating Facilities
and other major toxic air emitters within 1,000 feet of sensitive receptors or site sensitive
receptors within 1,000 feet of such facilities." The operative phrase that applies to Village Three
North is "...and other major toxic air emitters within 1,000 feet... ". With the application of and
implementation of a Tentative Map condition of approval that prohibits the construction of
residential structures within 1,000 feet of the active landfill area, along with MM LU -4, the
project will be in compliance with the General Plan Policy 6.4. The Planning Commission should
review the merits of each of the two land plans for Village 3 North and indicate a preference
—136—
Planning Commission
November 19, 2014
Page No. 17
following testimony from the public. Should the Commission choose the Alternative Land Plan
(Enclosure items 4a, b, c and d) staff will be able to, along with the Applicant, create a
conformed copy of the SPA Plan document.
Parks / Open Space
The project includes two public park sites and a variety of natural and manufactured open space
areas. A 6.7 net acre neighborhood park (P -1) is located within the Village Core area providing
opportunities for recreation and enjoyment of active and passive recreational activities. Within
the Village Four portion of the project lies a portion of the future Otay Ranch community park.
The approximately 15.6 net acres of community park (P -2) will ultimately be aggregated with
designated community parklands to the north (separate ownership). The community park site
will provide a variety of recreational experiences (active and passive) for both residents of the
project as well as city residents at large. Open space areas are designated west and south of the
community park site and are comprised of manufactured slopes and natural areas with Preserve
Open Space designation. Within the Village 3 portion of the project manufactured slopes
surround development areas along the perimeter of the village. Manufacture slope areas include
landscaping and retaining walls which may be planted. Manufactured slopes adjacent to major
roadways serve as visual buffers for residential areas beyond. Manufactured slopes also serve as
open space transition areas when adjacent to designated open space Preserve areas.
Planned Community District (PCD) Regulations /Design Plan
The Village Three and Portion of Four
The Village Three North and a Portion of Village Four Planned Community District Regulations
are intended to ensure the SPA Plan is implemented in accordance with the Otay Ranch GDP by
promoting the orderly planning and long term phased development of Village Three North and a
Portion of Village Four. The PCD Regulations support a thoughtful cohesive community by
establishing provisions that regulate, restrict and separate the use of land, buildings and
structures, and that regulate and limit the type, height and bulk of buildings and structures in the
various districts. The Village Three North and a Portion of Village Four SPA is divided into the
following Zoning Districts listed below. The Zoning District Map is contained in Attachment
2.f.
Village Three North and a Portion of Four Zoning Districts
Definitions
SYMBOL GENERAL DESCRIPTION
SF -4 Single Family Four: District which permits single family
detached housing at densities < 11 units /acre.
.Residential Multi- Family One: District which permits
RM -I housing ranging from 11 to 18 units /acre including small
lot single family detached, alley, duplex, townhouse, row
-137-
Planning Commission
November 19, 2014
Page No. 18
SYMBOL
GENERAL DESCRIPTION
house, courtyard/cluster and stacked flats product types.
RM -2
Residential Multi- Family Two: District which permits
attached housing at densities 18+ units /acre.
Mixed Use /Residential: District within the Village Core
which permits neighborhood - serving commercial uses
MU -1
with residential above/behind. Transfer of residential
uses into this district may be permitted above or
connected to the commercial uses.
Community Purpose Facility: District which permits uses
CPF
established pursuant to the Community Purpose Facilities
requirements of the P -C Planned Community Zone.
Commercial/Mixed use: District which permits office
and commercial uses such as, but not limited to,
MU -2
professional offices and service commercial within a
village core, and limited amounts of restaurant and retail
shops.
O
Office: District which permits office and flexible use
buildings.
Industrial: District which permits industrial, light
I
manufacturing, warehousing, flexible use buildings, and
public utilities. Very limited amounts of restaurant, retail
and office oriented use are also permitted.
Parks: District which permits allowable open space and
P
park uses including community parks, neighborhood
parks, pedestrian parks, town squares, and private parks.
Open Space One: District which permits developed or
OS -1
usable open space and park uses, and may include
naturalized open space.
Open Space Two: District which permits natural,
OS -2
undisturbed and /or restored open space which is part of
the Otay Ranch Preserve.
Intensity Transfers Within and Between Villages
The PCD Regulations include provisions for addressing flexibility in implementation of the land
plan as well as the establishment of a monitoring program to ensure overall land plan
consistency.
-138-
Planning Commission
November 19, 2014
Page No. 19
Intensity Transfer is an administrative process, conducted by the Zoning Administrator to ensure
that implementation of the SPA Plan does not exceed the maximum number of units authorized
while also permitting flexibility in implementation.
The Village Three North and a Portion of Village Four Site Utilization Plan is intended to
provide the general design intent of the Village; however, this SPA recognizes the need for
flexibility in planning to accommodate future development constraints and market demands.
Notwithstanding the foregoing, unless a proposed project is exactly consistent with the target
intensity shown for that planning area on the Site Utilization Plan Table, an intensity transfer is
required. Any transfer of intensity between planning areas within the same land use is permitted
provided said transfer is consistent with the SPA Plan, the circulation system and the technical
studies of the project EIR as it relates to infrastructure and the overall target intensity of 1,597
residential units. Any other type of transfer shall require a SPA Amendment. The SPA Plan
includes a listing of findings and conditions that must be present in order for the Zoning
Administrator to review a request for intensity transfer.
The PCD Regulations also includes provisions for permitting potential density transfers between
other identified Villages
Pursuant to the LOA, the Applicant may transfer, at its discretion, up to fifteen percent (15 %) of
the units allocated to a village within the University Villages Project to another village within the
Project. The Development Services Director may approve, in his or her discretion, any transfer
of units more than fifteen percent (15 %) or any transfer of units to another village within Otay
Ranch but not within the University Villages Project, if said transfer is consistent with village
design polices and approved entitlements, total number of overall units is not exceeded,
necessary public facilities and infrastructure are provided, village identity is preserved including
the creation of pedestrian friendly and transit - oriented development, and Preserve conveyance
obligation meets requirements (all in accordance with the LOA).
Village Design Plan
The Village Three North and a Portion of Four Village Design Plan guides the site, building and
landscape design within the village to ensure the quality of the adopted urban design and
architectural concepts established for the overall Otay Ranch community are maintained. A
separate set of guidelines are include for the industrial lands. The Village Design Plan identifies
a theme for the village and delineates that identity through streetscape and landscape design,
architecture, signage programs and lighting guidelines.
Circulation — Village Three North and a Portion of Four
The Village Three North and a Portion of Four Circulation Plan provides a system that extends
existing transportation routes and constructs planned facilities. The circulation plan incorporates
vehicular and non - vehicular modes of transportation and incorporates public transportation, as
required by the Otay Ranch GDP. The Chula Vista General Plan Land Use and Transportation
Element encourages "A Sustainable circulation/mobility system that provides transportation
—139—
Planning Commission
November 19, 2014
Page No. 20
choices and is well integrated with the City's land uses." In addition, the Chula Vista General
Plan includes policies that emphasize improved linkages between land development and
pedestrian network Attachments 2c and 2d depict the vehicular and pedestrian circulation
systems for Village Three North and a Portion of Four. A full description of proposed facilities is
described in the Village SPA Plan.
Parks, Open Space and Trails - Village Three North and a Portion of Four
The Otay Ranch GDP requires that all SPA Plans include a Parks, Recreation, Open Space and
Trails Plan. The Village Three North and a Portion of Four SPA Plan identifies locations,
conceptual designs, ownership, maintenance and phasing of park, recreation and trails facilities
within the SPA Plan area. The SPA Park Master Plan includes one Neighborhood Park (6.6 net
acres). The location is within walking distance of the most densely populated portion of the
village and its proximity to the elementary school provides opportunities for shared facilities,
access and programs. Also included in the overall plan is a 15.6 net acre portion of the future
Otay Ranch Community Park. Project area trails along with area parks and open space are
depicted on Attachment 2e.
The Otay Ranch GDP requires the provision of open space in addition to local parks at a ratio of
12 acres for every 1,000 residents. Based on an estimated population of 5,126 residents,
approximately 61.5 acres of open space is required. This requirement is met through the
provision of 193.2 acres of open space in the form of preserve open space, manufactured slopes
and other interior open spaces within the SPA Plan area.
As prescribed by the Otay Ranch RMP, the development of each Otay Ranch Village requires a
contribution to the Otay Ranch Preserve. The Otay Ranch Preserve Conveyance requirement
will be met through dedication of land within the Preserve to the Preserve Owner Manager
(POM) comprised of the City of Chula Vista and County of San Diego. Consistent with the
requirements of the Otay Ranch RMP, the Village's conveyance obligation is estimated at
approximately 159.1 acres to the Preserve.
Public Facilities — Village Three North and a Portion of Four
The SPA Plan describes the public facility needs associated with the Village Three North and a
Portion of Four land plan. More specifically, the SPA Plan addresses the following facility
needs: potable water, recycled water, sewer service, storm water drainage, urban runoff, public
schools, child care facilities, police and fire service, library services, civic facilities and regional
facilities. Please refer to the SPA Plan (Enclosure 3) Chapter VIII for more details.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analysis (FIA)
Each of the three SPA Plans includes a PFFP and FIA. The PFFP, prepared for the city by
Burkett & Wong Engineers (B &W), addresses all of the public facility needs associated with
Village Three North and a Portion of Four. The PFFP has been prepared under the requirements
of the City of Chula Vista's Growth Management Program (GMP), Growth Management
Ordinance (GMO) (CVMC 19.09) and Chapter 9 — Growth Management of the Otay Ranch
—140—
Planning Commission
November 19, 2014
Page No. 21
GDP. The preparation of the PFFP is required in conjunction with the preparation of the SPA
Plan to ensure that the development is consistent with the goals and policies of the City's
General Plan, GMP, GMO and the Otay Ranch GDP.
The PFFP analyzes the demand for facilities based upon the project's land use and transportation
phasing plan. When specific thresholds are projected to be reached or exceeded, the PFFP
provides recommended mitigation necessary for continued compliance with the City of Chula
Vista's GMP, GMO and associated Quality -of -Life Threshold Standards. The PFFP does not
propose a different development phasing from that proposed by the Village Three North and a
Portion of Four SPA Plan, but may indicate that the development should be limited or reduced
until certain actions are taken to guarantee public facilities will be available or provided to meet
the Quality of Life Threshold Standards.
The PFFP provides an analysis of threshold requirements and a set of recommendations for
public facility needs associated with traffic, police, fire and emergency services, schools,
libraries, parks, water, sewer, drainage, air quality, civic center, corporation yard, and other city
administrative facilities.
The PFFP also includes a FIA of the Village Three North and a Portion of Four plan and phasing
program that was prepared by HR &A Advisors. The Village Three North and a Portion of Four
FIA has been prepared using the City's Fiscal Impact Framework to provide a consistent
evaluation of all of the Chula Vista SPAS. The Framework utilizes the City of Chula Vista
budget to identify and allocate variable revenues and costs that grow proportionally with
incremental development, and sets up a consistent method to calculate revenue and cost impacts
that may change according to the specific development program. Such variables include
property taxes, vehicle license fees, sales tax receipts, and transient occupancy tax receipts.
Based on the FIA and the assumptions contained therein, the village is expected to generate a
positive annual net fiscal impact of $401,000 in 2030 (Year 17). Annual fiscal impacts are
negative from Year 1 through Year 3 primarily due to the lag in property tax receipts. During
this period, the project will generate a net fiscal cost to the City of - $164,000. The project
generates a net fiscal revenue starting in the fourth project year (2017). There is a one -time
surge in annual fiscal impacts in year 6 (2019) due to property transfer tax from the last year of
residential absorption. Thereafter, net fiscal revenues gradually increase as industrial acres and
commercial acres are absorbed between 2018 and 2028 (Year 5 and Year 15).
(CVMC Section 19.09.060(7)) states that "projects shall be conditioned to provide funding for
periods where expenditures exceed projected revenues." A condition has been added to the
Tentative Map conditions requiring that the applicant enter into an agreement to provide such
funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional
details.
Community PLaMose Facilities
CVMC 19.48 requires the provision of 1.39 acres of land per 1,000 persons be zoned for
Community Purpose Facilities (CPF) when creating a SPA Plan. Pursuant to the provisions of
the LOA, the Applicant agreed to provide a minimum of 4 acres of CPF land per village. The
applicant is proposing to satisfy this requirement by designating a 2.6 acre CPF site within the
MU -2 site with the remaining 1.4 CPF obligation being provided within two Private Recreation
—141—
Planning Commission
November 19, 2014
Page No. 22
Facilities designated CPF sites.
Tentative Subdivision Map (PCS- 13 -02)
The Village Three North and a Portion of Four Tentative Map covers 436.0 acres of land. The
proposed subdivision includes 1,002 single family lots, three multi - family development parcels
and nine mixed use lots. There are three CPF sites, an Elementary School site, and two park
sites. There will be approximately 192.8 acres of Open Space, and approximately 34.6 acres of
land devoted to major roads. The multi - family parcels may be resubdivided as development
projects are submitted. The SPA Plan and the design process described in the PCD Regulations
will control the dwelling unit counts within each of these larger parcels and ensure that
development occurs in an orderly manner.
The overall grading concept results in a development site that is sloped from the north to the
south. The grading proposes a balanced grading program with approximately 5.4 million cubic
yards of cut and fill. In compliance with the requirements of the City's General Plan and the
Otay Ranch GDP, contour grading techniques along with landscaping will be utilized on all
manmade slopes.
The Alternative Village Three North and a Portion of Four Tentative Map (PCS- 13 -02A)
represents 950 single - family lots, six multi - family lots, 27.5 acres of mixed use /office /industrial,
three CPF sites, an elementary school, two parks and 192.9 acres of open space. Major Roads
account for 32.9 acres.
Fire Protection Plan
The City requires the preparation and approval of a Fire Protection Plan (FPP) with every new
SPA Plan. Planning Areas are broken into Fuel Management Zones (FMZ). Fuel Modification
Zones are essentially a brush management area from the perimeter structures extending outwards
towards Preserve areas. All brush management zones and related fuel modification activities
shall occur outside of the Preserve. The FPP includes a diagrammatic map that identifies
physical zones in relationship to proposed structures. Each zone has specific planting and
maintenance criteria applied to ensure fire protection goals and standards are maintained.
Two Zones are generally established at 50 foot intervals, radiating out from planned structures.
The two zones combine a total of 100 feet of managed zones.
The primary focus of the FPP is providing an implementable framework for suitable protection
of the planned structures and the people living and utilizing them. Tasks completed in the
preparation of this FPP include data review, code review, site fire risk analysis, land use plan
review, fire behavior modeling, and site - specific recommendations.
The FPP provides details regarding site - specific policies and implementation measures
concerning fire protection. Further, the FPP outlines a "systems approach" to fire prevention,
protection, suppression, and emergency relocation to ensure proposed improvements and
uses will reduce potential risks associated with fire hazard.
-142-
Planning Commission
November 19, 2014
Page No. 23
The FPPF concludes that the Project is located in an area with nearby existing Chula Vista fire
stations (Stations 3 and 7) as well as planned stations in Village 8 West and the Eastern Urban
Center (EUC) that would enable a 5- minute travel time standard for 90% of the project site
(consistent with the approved Fire Facility, Equipment, and Deployment Master Plan FFMP) and
the 4- minute travel time standard for approximately 65% of the project site, substantially in
conformance with the existing goals and National Fire Protection Association NFPA standard.
Affordable Housing Plan (AHP)
The Chula Vista General Plan Housing Element contains objectives, policies and action
programs to accomplish key affordable housing objectives. Within Village Three North and a
Portion of Four SPA Plan, compliance with the affordable housing requirements of the City's
General Plan and the Otay Ranch GDP are required.
The estimated Village affordable housing unit obligation is based on the Village SPA entitlement
authorization of 1,597 units. The affordable units required for Village Three North and a Portion
of Four are 80 low income and 80 moderate- income affordable units.
A final determination as to the location an d type of the affordable housing sites will occur with
subsequent entitlements, approvals and agreements and shall be in compliance with the City's
goals, policies and programs contained within the GP, the Balanced Communities Policy
Guidelines and the Otay Ranch GDP.
Other SPA Supporting_ Appendices Documents
The Village Three North and a Portion of Four SPA Plan includes other appendix documents,
such as the Air Quality Improvement Plan, the Nonrenewable Energy Conservation Plan, the
Preserve Edge Plan, and the Water Conservation Plan for further review and in compliance with
SPA planning requirements.
Village Eight East
Overview
The Village Eight East SPA Plan area represents the second eastern half of the former (Pre -
February 2013) GDP titled Village Eight. Village Eight East will be self - contained in terms of
having its own unique Village Core with an elementary school, public park, and mixed use areas
yet will fit cohesively within the larger context of the community of Otay Ranch. Vehicular and
pedestrian maintain connections with adjoining Otay Ranch Villages.
Village Eight East is designed as an urban village with pedestrian orientation and a multi -
modal transportation focus. The design is consistent with the goals of the Otay Ranch GDP
which guide the creation of a distinct, residential community including a village core. The
community is designed to attract village residents to the core for social, public service,
neighborhood shopping and recreation and community activities. The Village Eight East Site
—143—
Planning Commission
November 19, 2014
Page No. 24
Utilization Plan is provided in Attachment 3a. The Site Utilization Table is provided in
Attachment 3b.
The Village Eight East village core area is centrally located, placing the highest activity land
uses within walking distance of a majority of homes. The village core includes an elementary
school, a neighborhood park, community purpose facility sites, higher density residential and
commercial /mixed use land uses. The location of mixed use commercial /retail land uses within
the village core provides neighborhood serving land uses within walking distance of a majority
of Village Eight East residents. A local bus stop may also be provided within the village core. A
"Main Street" village identity is created along the Mixed Use frontage. As described in greater
detail in the Village Eight East Design Plan, the Main Street theme is created through special
paving, landscaping and architectural treatment at the mixed use and commercial area.
The land use pattern establishes key pedestrian connections along Main Street and Otay Valley
Road between village serving land uses in the core and the surrounding residential
neighborhoods. The extension of Main Street forms the northern boundary of the Village. Otay
Valley Road provides secondary access to Village Eight East as it links through Village Eight
West and crosses SR -125 to connect with the University Planning Area (Villages Nine and Ten
and the University and RTP). Regional Trails are provided on Main Street and Otay Valley
Road. Village Eight East is connected to Village Nine via a future off -site pedestrian bridge
which spans SR -125 and creates a pedestrian linkage from the Village Eight West Town Center
through Village Eight East and to the University Planning Area as depicted in the Otay Ranch
Overall Design Plan. A village paseo is provided within the northeast portion of the Village to
provide a strong pedestrian linkage through single family neighborhoods to the village core.
Village Eight East includes a 3/ mile segment of the Chula Vista Greenbelt/OVRP Trail. Two
pedestrian connections from Village Eight East to the Chula Vista Greenbelt/OVRP trail are
provided along the Community Park Entry Drive and Community Park Paseo. Three points of
pedestrian access are provided between the Community Park and the Greenbelt/OVRP trail along
the parks, southern edge.
Consistent with the village planning concept, higher density residential development is located in
the village core with decreasing densities and single family detached homes located towards the
perimeter of the village. A mixed -use area is designated within the village core to provide
neighborhood serving retail /commercial uses within the village core. The single - family
residential neighborhoods of the village are connected by a grid street system to create multiple
pedestrian and vehicular travel options throughout the village. Densities generally decrease west
to east and north to south, with the less dense single family homes located in the southern village
portion of the village.
The southern portion of the SPA Plan area includes the active recreation community park site.
The site is essentially an island of developed parkland surrounded by open space Preserve lands.
Vehicular and pedestrian access is . provided to the west side of the site and pedestrian and
emergency access is available on the east 'side of the site. Its proximity to the Otay Valley
affords trail connections from the park to the City's greenbelt trail system.
—144—
Planning Commission
November 19, 2014
Page No. 25
Village Eight East - Land Use Alternative
The Village Eight East SPA Plan contains a Land Use Alternative for Neighborhoods R -11a and
R -12. The Tentative Map provides a layout for single family homes within both of these
neighborhoods. However, in order to provide greater flexibility to respond to changing market
conditions through build -out of the village, a multi - family Land Use Alternative is included in
this SPA. Under the Land Use Alternative, the two neighborhoods would be combined and
developed as one multi - family neighborhood. Under the single family scenario a total of 103
dwelling units could be accommodated. If the Multi- family alternative were implemented, a
transfer of units from another development area could yield up to a maximum of 449 dwelling
units. In order to implement the multi - family option within Neighborhoods R -11a and R -12a,
units would be transferred from other multi- family neighborhoods within Village Eight East
and /or other multi - family neighborhoods in Villages Three North or Ten, subject to the Density
Transfer discussion below. A maximum of 346 multi - family units may be transferred to the
combined R -11 a / R -12a parcel, resulting in a maximum of 449 DUs.
General Plan and General Development Plan Compliance (Village Eight East)
The implementation of the proposed Village Eight East land plan necessitates amendments to the
City's GP and the Otay Ranch GDP to accommodate the proposed land use pattern arrangement.
The proposed land plan shifts the mixed use village core northward to the northern village
boundary of Main Street. Residential Medium is designated south of the Village Core all the way
to the south edge of the Village. With the recently approved land plan changes for Village Eight
West, the existing land plan for Village Eight East lacked continuity with the Village Eight West
new land plan. The proposed Village Eight East land plan responds to adjacent developed lands
to the north (Village Seven — Olympic High School) and planned land uses to the west and east
(Village Eight West and SR125/Village Nine respectively). Vehicular and pedestrian
connections (including a future connection for a pedestrian bridge over SR 125 to Village Nine)
support connectivity and pedestrian friendly principles expressed in the GP and GDP.
The GP amendments related to the implementation of the Village Eight East SPA Plan respond
to land planning principles, goals and policies contained in the GP. Proposed amendments
necessary to implement the project primarily relate to the arrangement of land use designations
that respond to the adjacent planned land use patterns and the general accounting of an increase
in dwelling units to coincide with the land plan vision generally described in the LOA. The
proposed GP land use designations for Village Eight East include: Mixed -Use Residential, which
includes residential densities ranging from 28 to 60 dwelling units per acre and Residential
Medium (6.1 to 11 units per acre). In addition, Village Eight East includes an Active Recreation
Community Park site, Neighborhood Park (NP), and an Elementary Schools (ES). Included
within the Portion of Village Eight East project boundaries is the GP designated Parks and
Recreation, Open Space — Active Recreation, Open Space, and Open Space Preserve.
The Chula Vista GP provides the vision and policy direction for the planning of the various Otay
Ranch Districts. Village Eight East is within the central district of the Otay Ranch Subareas. The
—145—
Planning Commission
November 19, 2014
Page No. 26
GP includes numerous existing policies (starting on page LUT -259) with regard to Village Eight
West, some of these which relate directly to design and land use are:
• Provide transition between the adjoining residential land uses and the Village Core to
ensure a cohesive visual character.
• Provide transit service throughout Village Eight
• Provide the needed community facilities, including an elementary school and
neighborhood park near the Village Core
• Limit land uses to lower density residential adjacent to the MSCP Preserve
The GDP amendments related to the Village Eight East area of the project, relate primarily to the
establishment of land use patterns that support the creation of a village core that is unique to
Village Eight East, while simultaneously responding to the planned location of Village Eight
West (to the west), established Village Seven to the north, the SR 125/Village Nine to the east
and the open space feature Otay Valley to the south. Additionally, GDP amendments respond to
an increase of residential dwelling units, added park acreage, and a school designation.
The GDP includes specific character policies (Part II, Chapter 1, and Section E.8) to be
implemented at the SPA level. Some of these that relate specifically to the Village Eight East
design and land use plan are: Location adjacent to the Otay River Valley and Linkage and
compatibility with Villages Four, Seven and Nine. Village Eight East supports these defined
character policies through the arrangement of land uses in a thoughtful manner that responds to
adjacent land use patterns. The village proposes a grading concept that steps down toward the
Otay River Valley emulating the natural mesas and stepped slopes of the site, while providing
appropriate buffer slopes particularly adjacent to open space and Preserve areas.
Table 10 summarizes the GP Land Use Designation categories (as proposed as applicable), the
Otay Ranch GDP Land Use Designations (as proposed as applicable), and the proposed SPA
Plan Land Use Categories and density ranges, with the number of residential units proposed for
each of these different development areas within Village Eight East.
Table 10 Village Eight East Land Use Designation Comparison
CV GP
Otay Ranch GDP
SPA
Number of
Land Use Designation
Land Use Designation
Land Use
Dwelling
Category
Units
Mixed Use
Mixed Use
Multi - Family
2,617
Residential
(28 -45 DU /AC)
Residential
28 -60 DU /AC
42.9 DU /AC **
Residential Medium
Medium Residential
Single Family
943
(6.1 -11 DU /AC)
(6 -11 DU /AC)
Residential
7.3 DU /AC **
Public & Quasi Public I
School
Elementary School
-
—146—
Planning Commission
November 19, 2014
Page No. 27
Parks & Recreation
Park
Nei hborhood Park
-
Open Space Active
Recreation
Open Space
Active Recreation
Community Park
-
Open Space Preserve
Open Space
Open Space Preserve
-
Proposed Land Use Category. " Average vensay Caiuuiauui i assumes lu .o auu — �„ u
The SPA Plan is designed in conformance with the Otay Ranch GDP Land Use Plan as
proposed. The following outlines how the SPA Plan and Planned Community District
Regulations (PCDR) implement the GP and GDP policies and objectives:
SPA Plan- Village Eight East
Mixed Use
The Village Eight East assigned mix of uses (MU -la -c /CPF -1, R- 14a -b, R15a -b, R -16, R -17, R-
18a-d, P -1, and S -1) implements the GP's Residential Mixed Residential and the Otay Ranch
GDP's Mixed Use designation. The SPA's mixed use area is situated in the north third of the
SPA plan area. The mixed use district supports multi - family residential, commercial, a
neighborhood park site, and an elementary school site consist with GDP policies pertaining to a
walkable community and support the creation of a Village Core. A minimum of 20,000 square
feet of commercial floor area is assigned to the MU site. Residential areas within the Village
Core will accommodate up to 2,617 multi - family units constructed in a variety of structural
configurations including three story flats, four story podium, and five story wrap buildings.
Required parking would include surface, enclosed /covered, and subterranean. The Mixed -Use
Residential district area includes a Community Purpose Facility (Site MU /CPF). An Elementary
School is proposed for site S -1.
Residential
Consistent with the GP's and GDP's medium residential designation for the southern portion of
Village Eight East, residential neighborhoods (R -1 through R -13) support a variety of small lot
single family detached homes and attached/multi- family homes. The Residential Medium
designation supports stand -alone homes, duplexes, town homes and stacked units resulting in a
diverse product mix. Residential densities range from an average of 6.8 to 12.2 dwelling units
per acre.
Parks / Open Space
The project includes two public park sites and a variety of natural and manufactured open space
areas. A 6.8 net acre neighborhood park (P -1) is located within the Village Core area providing
opportunities for recreation and enjoyment of active and passive recreational activities. Within
the southern reaches of the SPA Plan area is and active Recreation designated parcel that
includes a community park site (40.0 net acres). The community park site will provide a variety
of recreational experiences (active and passive) for both residents of the project as well as city
residents at large. Open space areas are designated around the perimeter of the active recreation -
—147—
Planning Commission
November 19, 2014
Page No. 28
community park site natural areas with Preserve Open Space designations. Within and
surrounding the mixed use and medium residential development areas of the SPA Plan are
project manufactured slopes. The manufactured slope areas include landscaping and retain walls
that may be planted. Manufactured slopes adjacent to major roadways (including SR 125 along
the east edge of the village) serve as visual buffers for residential areas beyond. Manufactured
slopes also serve as open space transition areas when adjacent to designated open space Preserve
areas.
Planned Community District (PCD) Regulations /Design Plan
Village Eight East
The Village Eight East PCD Regulations are intended to ensure the SPA Plan is implemented in
accordance with the Otay Ranch GDP by promoting the orderly planning and long. term phased
development of Village Eight East. The PCD Regulations support a thoughtful cohesive
community by establishing provisions that regulate, restrict and separate the use of land,
buildings and structures, and that regulate and limit the type, height and bulk of buildings and
structures in the various districts. The Village Eight East SPA is divided into the following
Zoning Districts listed below. The Zoning District Map is contained in Attachment 3.f.
Village Eight East SPA Zoning Districts Definitions
SYMBOL
GENERAL DESCRIPTION
Single Family Four: District which permits single family detached
SF -4
housing at densities < 11 units /acre.
Residential Multi- Family One: District which permits housing
ranging from 11 to 18 units /acre including small lot single family
RM -1
detached, alley, duplex, townhouse, row house, courtyard/cluster and
stacked flats product types.
Residential Multi - Family Two: District which permits attached
RM -2
housing at densities 18 + units /acre.
Community Purpose Facility: District which permits uses established
CPF
pursuant to the Community Purpose Facilities requirements of the P -C
Planned Community Zone.
Mixed Use/Village Core: District which permits commercial uses
such as, but not limited to, retail shops, professional offices and
service commercial within a village core. Transfer of residential uses
MU
into this district may be permitted above or connected to the
commercial uses. High density Multi - Family attached units are also
permitted within C/MU parcels within the Village Core.
Parks: District which permits allowable open space and park uses
P
including community parks, neighborhood parks, pedestrian parks, .
town squares, and private parks.
OS -1
Open Space One: District which permits developed or usable open
-148-
Planning Commission
November 19, 2014
Page No. 29
space and park uses, active recreation, and may include naturalized
open space.
OS -2 Open Space Two: District which permits natural, undisturbed and/or
restored open space which is part of the Otay Ranch Preserve.
Intensity Transfers Within and Between Villages
As described previously in this report, similar to Village Three North and A Portion of Four, the
Village Eight East PCD Regulations include provisions for addressing flexibility in
implementation of the land plan as well as the establishment of a monitoring program to ensure
overall land plan consistency. The PCD Regulations also includes provisions for permitting
potential density transfers between other identified Villages
Pursuant to the LOA, the Applicant may transfer, at its discretion, up to fifteen percent (15 %) of
the units allocated to a village within the University Villages Project to another village within the
Project. The Development Services Director may approve, in his or her discretion, any transfer
of units more than fifteen percent (15 %) or any transfer of units to another village within Otay
Ranch but not within the University Villages Project, if said transfer is consistent with village
design polices and approved entitlements, total number of overall units is not exceeded,
necessary public facilities and infrastructure are provided, village identity is preserved including
the creation of pedestrian friendly and transit - oriented development, and Preserve conveyance
obligation meets requirements (all in accordance with the LOA).
Village Design Plan
The Village Eight East Village Design Plan guides the site, building and landscape design within
the village to ensure the quality of the adopted urban design and architectural concepts
established for the overall Otay Ranch community are maintained. The Village Design Plan
identifies a theme for the village and delineates that identity through streetscape and landscape
design, architecture, signage programs and lighting guidelines.
Circulation — Village Eight East
The Village Eight East Circulation Plan provides a system that extends existing transportation
routes and constructs planned facilities. The circulation plan incorporates vehicular and non-
vehicular modes of transportation and incorporates public transportation, as required by the Otay
Ranch GDP. The Chula Vista General Plan Land Use and Transportation Element encourages
"A Sustainable circulation/mobility system that provides transportation choices and is well
integrated with the City's land uses." In addition, the Chula Vista General Plan includes policies
that emphasize improved linkages between land development and pedestrian networks.
Attachments 3c and 3d depict the vehicular and pedestrian circulation systems for Village Eight
East. A full description of proposed facilities is described in the Village SPA Plan.
—149—
Planning Commission
November 19, 2014
Page No. 30
Parks, Open Space and Trails - Village Eight East
The Otay Ranch GDP requires that all SPA Plans include a Parks, Recreation, Open Space and
Trails Plan. The Village Eight East SPA Plan identifies locations, conceptual designs,
ownership, maintenance and phasing of park, recreation and trails facilities within the SPA Plan
area. The SPA Park Master Plan includes one Neighborhood Park (6.8 net acres). The location
is within walking distance of the most densely populated portion of the village and its proximity
to the elementary school provides opportunities for shared facilities, access and programs. Also
included in the overall plan is a 40.0 net acre active recreation - community park. Project area
trails along with area parks and open space are depicted on Attachment 3e.
The Otay Ranch GDP requires the provision of open space in addition to local parks at a ratio of
12 acres for every 1,000 residents. Based on an estimated population of 11,534 residents,
approximately 138.4 acres of open space is required. This requirement is met through the
provision of 263.2 acres of open space in the form of preserve open space, manufactured slopes
and other interior open spaces within the SPA Plan area.
As prescribed by the Otay Ranch Resource Management Plan (RMP), the development of each
Otay Ranch Village requires a contribution to the Otay Ranch Preserve. The Otay Ranch
Preserve Conveyance requirement will be met through dedication of land within the Preserve to
the Preserve Owner Manager (POM) comprised of the City of Chula Vista and County of San
Diego. Consistent with the requirements of the Otay Ranch RMP, the Village's conveyance
obligation is estimated at approximately 256.6 acres to the Preserve.
Public Facilities — Village Eight East
The SPA Plan describes the public facility needs associated with the Village Eight East land
plan. More specifically, the SPA Plan addresses the following facility needs: potable water,
recycled water, sewer service, storm water drainage, urban runoff, public schools, child care
facilities, police and fire service, library services, civic facilities and regional facilities. Please
refer to the SPA Plan (Enclosure 5) Chapter VIII for more details.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analysis (FIA)
As stated previously in this report, each of the three SPA Plans includes a PFFP and FIA. The
PFFP, prepared for the city by Burkett & Wong Engineers (B &W), addresses all of the public
facility needs associated with Village Eight East. The PFFP has been prepared under the
requirements of the City of Chula Vista's Growth Management Program (GMP), Growth
Management Ordinance (GMO) (CVMC 19.09) and Chapter 9 — Growth Management of the
Otay Ranch GDP. The preparation of the PFFP is required in conjunction with the preparation of
the SPA Plan to ensure that the development is consistent with the goals and policies of the
City's General Plan, GMP, GMO and the Otay Ranch GDP.
The PFFP also includes a Fiscal Impact Analysis . (FIA) of the Village Eight East plan and
phasing program that was prepared by HR &A Advisors.
Based on the FIA and the assumptions contained therein, the village is expected to generate a
—150—
Planning Commission
November 19, 2014
Page No. 31
positive annual net fiscal impact of $123,000 in 2030 (Year 17). However, the project scenario is
projected to generate net annual fiscal costs for 10 out of 15 years of absorption, totaling -1.6
million. Net fiscal costs decrease after 2022 (Year 9) with gradual property tax revenue
increases. Residential, parks, CPF, and other acres are fully absorbed in 2014 (Year 11). Annual
net impacts become positive for the first time in 2025 (Year 12) and remain positive after 2026,
as property revenues gradually increase relative to the stabilized costs of the fully absorbed
residential and other acres. Based on the SPA Fiscal Framework's property growth factors,
annual fiscal revenues grow from $23,000 in 2027 (Year 14) to $ 123,000 in 2039 (Year 17).
Village Eight East also includes an alternative land plan related to neighborhoods R -1 la and R-
12a. As described previously, the alternative would permit replacing single family with multi-
family. The fiscal results of the alternative plan scenario differ slightly from the base project
scenario. The alternative scenario is expected to generate a positive annual net fiscal impact of
$70,000 in 2030 (Year 17). The alternative scenario has similar annual impacts relative to the
project base scenario, but the net fiscal costs are projected for 12 out of 15 years of absorption,
totaling -$1.7 million.
While both scenarios generate annual net costs for several years, the alternative scenario
generates two additional years of net costs. The base scenario generates cumulative total costs of
-$1.6 million (versus -$1.7 million for the alternative). In 2030, the base scenario is expected to
generate $123,000 in annual net fiscal revenues (versus $70,000 for the alternative scenario).
(CVMC Section 19.09.060(J) states that "projects shall be conditioned to provide funding for
periods where expenditures exceed projected revenues." A condition has been added to the
Tentative Map conditions requiring that the applicant enter into an agreement to provide such
funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional
details.
Community Purpose Facilities
CVMC 19.48 requires the provision of 1.39 acres of land per 1,000 persons be zoned for
Community Purpose Facilities (CPF) when creating a SPA Plan. Pursuant to the provisions of
the LOA, the Applicant agreed to provide a minimum of 4 acres of CPF land per village. The
applicant is proposing to satisfy this requirement by designating a 2.6 acre CPF site within the
MU -1 site. The remaining 1.6 CPF obligation is being distributed through three private
recreation facilities sited within single family neighborhoods.
Tentative Subdivision Maw (PCS- 13 -03)
The Village Eight East Tentative Map covers 575.3 acres of land. The proposed subdivision
includes 943 single family lots, ten multi - family development parcels and three mixed use lots.
There are four CPF sites, an Elementary School site, and two park sites. There will be
approximately 264.8 acres of Open Space, and approximately 8.1 acres of land devoted to major
roads. The multi - family parcels may be re- subdivided as development projects are submitted.
The SPA Plan and the design process described in the PCD Regulations. will control the dwelling
unit counts within each of these larger parcels and ensure that development occurs in an orderly
—151—
Planning Commission
November 19, 2014
Page No. 32
manner.
The overall grading concept results in a development site that is sloped from the north to the
south. The grading proposes a balanced grading program with approximately 4.85 million cubic
yards of cut and fill. In compliance with the requirements of the City's GP and the Otay Ranch
GDP, contour grading techniques along with landscaping will be utilized on all manmade slopes.
Fire Protection Plan
As stated previously in the Village Three North and a Portion of Four narrative in this report, the
City requires the preparation and approval of a Fire Protection Plan (FPP) with every new SPA
Plan.
The Village Eight East FPP concludes that the Project is located in an area with a nearby
existing Chula Vista fire station (Station 7) as well as planned stations in Village Eight West and
the Eastern Urban Center (EUC) that would enable a 5- minute travel time standard for all of the
project site (consistent with the approved FFMP) and the 4- minute travel time standard for
approximately 70% of the project site, substantially in conformance with the existing goals and
NFPA standard.
Affordable Housing Plan lan (AHP)
The Chula Vista General Plan Housing Element contains objectives, policies and action
programs to accomplish key affordable housing objectives. Within the Village Eight East SPA
Plan, compliance with the affordable housing requirements of the City's GP and the Otay Ranch
GDP are required.
The estimated Village affordable housing unit obligation is based on the Village SPA entitlement
authorization of 3,560 units. The affordable units required for Village Eight East are 178 low
income and 178 moderate - income affordable units.
A final determination as to the location and type of the affordable housing sites will occur with
subsequent entitlements, approvals and agreements and shall be in compliance with the City's
goals, policies and programs contained within the GP, the Balanced Communities Policy
Guidelines and the Otay Ranch GDP.
Other SPA Supporting Appendices Documents
The Village Eight East SPA Plan includes other appendix documents, such as the Air Quality
Improvement Plan, the Nonrenewable Energy Conservation Plan, the Preserve Edge Plan, and
the Water Conservation Plan for further review and in compliance with SPA planning
requirements.
—152—
Planning Commission
November 19, 2014
Page No. 33
Village Ten
Overview
The SPA Plan for Village Ten refines and implements the land use goals, objectives and policies
of the Otay Ranch GDP and the City of Chula Vista General Plan (CVGP). GDP and CVGP
amendments are necessary to implement the vision for villages located within the City's
University Planning Area, including increasing units, village circulation, village boundary
adjustments and other land use refinements.
The CVGP established the University Planning Area comprised of Villages Nine and Ten of the
Otay Valley Parcel. The Village Ten SPA refines the boundaries of Village Ten and future
University /Regional Technology Park within the boundaries of the University Planning Area.
With its proximity to the future University and Village Nine, Village Ten is part of a broader
community that provides a balance of land uses.
The Village Ten land use plan strives to create a pedestrian- oriented urban village, as described
by the GDP. The urban village is composed of mix of uses including higher density residential
development, a community purpose facility site, a neighborhood park and elementary school site,
forming a village core. The Village Ten core area is located along the northern village edge,
providing a transition area between University land uses and the Village Ten residential land
uses to the south. Because Village Ten neighborhoods are within an approximate 1/Z mile
walking distance of the adjacent Village Nine Town Center with approximately 500,000 square
feet of town center uses, the commercial /retail needs of Village Ten residents will be met within
the Village 9 Town Center (See Exhibit 21). In addition to Village Nine, neighboring Village 11
and the Eastern Urban Center provide additional commercial development to serve Village Ten
residents. Densities will generally decrease north to south, with the less dense single family
homes located along the southern village edge adjacent to the Otay River Valley. A Site
Utilization Plan (Attachment 4a) and Table (Attachment 4b) depict the location and acreages of
the land uses and the densities for Village Ten.
The extension of off -site Discovery Falls Drive and University Drive are needed to implement
the project. University Drive transitions from a 4 -lane major road to a 2 -lane secondary village
entry street as it crosses the University/Regional Technology Park Planning Area. Attachment 4c
depicts the project vehicular circulation network.
A hierarchical pedestrian circulation system within Village Ten includes the Chula Vista
Regional Trail, Chula Vista Greenbelt Trail, Rural Trail, Village Pathway, Promenade Trails and
Village Trail/Maintenance Access Road linkages (Attachment 4d). Bicycle circulation is
accommodated along Hunte Parkway, University Drive, Discovery Falls Road and Otay Valley
Road, as well as the internal street network. Access to the regional transportation network
includes a potential Bus Rapid Transit station within Village 9 to the west and a potential local
bus stop at Discovery Falls and University Drive.
-153-
Planning Commission
November 19, 2014
Page No. 34
General Plan and General Development Plan Compliance (Village Ten)
The implementation of the proposed Village Ten land plan necessitates amendments to the City's
GP and the Otay Ranch GDP to accommodate the location of the Village to be south of the
future university site and to accommodate the proposed land use pattern arrangement. The
proposed land plan establishes a mixed use residential village core immediately south of the
future university site. The core is situated south of the south and westward extension of
Discovery Falls Drive. Residential Medium is designated south of the Village Core all the way to
the south edge of the Village. Open space Preserve parcels separate the developed portions of
Village Ten from the Otay River Valley.
With consideration for the recently approved land plan changes for Village Nine, Village Ten's
western boundary extends west toward Village Nine's Street `B" and occupies the former
Village Nine Lot "CC" and a parcel north of Lot "CC." The concept was supported by the
landowner of Village Nine, through presentation of a letter (June 6, 2014) authorizing Village
Ten's boundary moving westward onto soon to be former Village Nine area. The boundary
modification is consistent with the LOA approved by City Council on July 8, 2014. Vehicular
and pedestrian connections with the adjacent Village Nine and the university site support
connectivity and pedestrian friendly principles expressed in the GP and GDP.
Notwithstanding the authorization letter (June 6, 2014) from adjacent landowner (Otay Land
Company- (OLC)), OLC prepared a comment letter during the public review circulation of the
University Villages EIR citing concerns about the project boundary and ownership issues. In
response to the OLC comment letter, the Final EIR "Response to Comments" states in part
"...the boundary between Villages Nine, Ten, and the University site were negotiated at great
length between the Applicant, the City, and Otay Land Company. The ultimate configuration
was based on a proposal made by, and agreed to by, Otay Land Company. This configuration
allowed the Village Ten SPA Plan Area to overlap Village Nine and was subject to a future land
exchange agreement swap ..." After submitting the EIR comment letter, OLC stopped
processing the land exchange agreement. Accordingly, the project Applicant (SSBT) has
developed a revised land plan for Village Ten which does not rely on the need for the land
exchange agreement. The revised land plan is generally referred to as "Village Ten Deferral
Plan".
The Deferral Plan (Enclosure 11) involves 9.3 acres, 6.4 acres of residential land uses, 0.7 acres
of land designated for CPF land uses, 0,2 acres of internal circulation, and 2.0 acres of
manufactured open space. The single family neighborhoods south of Otay Valley Road
identified on the proposed Village Ten land plan as a portion of neighborhoods R -8, R -13 and R-
14 would be deferred until that time a property owner agreement addressing the boundary
adjustment was completed. The Deferral Plan would decrease the single family residential unit
count by 67. The Deferral Plan includes a reconfigured R -13 residential neighborhood comprised
of 13 single family lots. The 0.7 acre CPF -4 site designated on the Village Ten land plan would
be deferred. This would decrease the overall Village Ten CPF acreage from 4.0 acres to 3.3
acres.
—154—
Planning Commission
November 19, 2014
Page No. 35
The Deferral Plan is incorporated into the TM for Village 10. A TM condition addressing the yet
to be approved land exchange, is incorporated into the Village Ten TM resolution of approval.
The Village Ten Deferral Site Utilization Plan and Table (Enclosure 11) will ultimately be
incorporated into a conformed copy of the SPA document following action by the Planning
Commission and City Council.
The GP amendments related to the implementation of the Village Ten SPA Plan respond to land
planning principles, goals and policies contained in the GP. Proposed amendments necessary to
implement the project primarily relate to the arrangement of land use designations that respond
to the adjacent planned land use patterns and the general accounting of an increase in dwelling
units to coincide with the land plan vision generally described in the LOA. The proposed GP
land use designations for Village Ten include: Mixed -Use Residential, which includes residential
densities ranging from 28 to 60 dwelling units per acre and Residential Medium (6.1 to 11 units
per acre). In addition, Village Ten includes a Neighborhood Park (NP), and an Elementary
Schools (ES).
The Chula Vista GP provides the vision and policy direction for the planning of the various Otay
Ranch Districts. Village Ten is geographically within the eastern university district of the Otay
Ranch Subareas. Proposed amendments to the GP include the locating of Village Ten within the
southern portion of the eastern university district. The GP includes numerous existing policies
(starting on page LUT -264) with regard to Village Ten, some of these which relate directly to
design and land use are:
• Allow for flexibility and adjustments of the designated land use /Focus Area boundaries,
and recognize ownership boundaries to: promote the intermixing of uses that support and
complement those existing in adjoining Districts and subareas; account for changing
market conditions and economic development objectives; and foster the development of a
cohesive pattern of urban development and built form.
• Integrate public schools; parklands; cultural and community facilities; libraries; a higher
education facility; and comparable uses that support the other primary land uses.
• Connect the corridor's uses to surrounding open spaces with pedestrian and bike paths
and greenbelts.
• Allow residential and commercial development at densities and intensities that are at the
higher ranges specified in individual land use designations, as identified in the GP for
projects that facilitate establishment of a university through the dedication of land and
easements and other mechanisms or actions, such as the construction of necessary
improvements, or the inclusion of other project features that assist in the creation of the
university.
The GDP amendments related to the Village Ten area of the project, relate primarily to the
establishment of land use patterns that support the creation of a' village core that is unique to
Village Ten, while simultaneously responding to the planned location of the university site to the
north, Village Nine to the west and the open space feature Otay Valley to the south.
—155—
Planning Commission
November 19, 2014
Page No. 36
Additionally, GDP amendments respond to an increase of residential dwelling units, added park
acreage, and a school designation.
The GDP includes specific character policies (Part II, Chapter 1, and Section E.10) to be
implemented at the SPA level. Some of these that relate specifically to the Village Ten design
and land use plan are: Location adjacent to the Otay River Valley, High intensity of the area land
uses, Complementary relationship and compatibility with the University Innovation District and
Village Nine Town Center and Linkage and compatibility with Villages Four, Seven and Nine.
Village Ten supports these defined character policies through the arrangement of land uses in a
thoughtful manner that responds to adjacent planned land use patterns. The village proposes a
grading concept that steps down toward the Otay River Valley emulating the natural mesas and
stepped slopes of the site, while providing appropriate buffer slopes particularly adjacent to open
space and Preserve areas.
Table 11 summarizes the GP Land Use Designation categories (as proposed as applicable), the
Otay Ranch GDP Land Use Designations (as proposed as applicable), and the proposed SPA
Plan Land Use Categories and density ranges, with the number of residential units proposed for
each of these different development areas within Village Ten.
Table 11 Village Ten Land Use Designation Comparison
CV GP
Otay Ranch GDP
SPA
Number of
Land Use Designation
Land Use Designation
Land Use
Dwelling
Category
Units
Mixed Use
Mixed Use
Multi - Family
1,045
Residential
(28 -45 DU /AC)
Residential
28 -60 DU /AC
44.1 DU /AC **
Residential Medium
Medium Residential
Single Family
695
(6.1 -11 DU /AC)
(6 -11 DU /AC)
Residential
8.4 DU /AC **
Public & Quasi Public
School
Elementary School
-
Parks & Recreation
Park
Neighborhood Park
Open Space
Open Space
Open Space
-
Open Space Preserve
Open Space
Open Space Preserve
-
- rroposea Lana use uategory. -- Average uensity t;aicuation assumes iu "/o aaa -on ror arcuanon.
The SPA Plan is designed in conformance with the Otay Ranch GDP Land Use Plan as
proposed. The following outlines how the SPA Plan and Planned Community District
Regulations (PCDR) implement the GP and GDP policies and objectives:
SPA Plan- Village Ten
Mixed Use
The Village Ten assigned mix of uses (CPF -1, R- 17a -c, R18a -b, R- 19a -c, P -1, and S -1)
—156—
Planning Commission
November 19, 2014
Page No. 37
implements the GP's Residential Mixed Residential and the Otay Ranch GDP's Mixed Use
designation. Although not explicitly depicted in the site utilization plan, the PCD Regulations do
permit neighborhood serving commercial and live work units with the benefit of a conditional
use permit. Given the amount of planned town center uses in the adjacent Village Nine, Village
Ten residents are expected to rely primarily on Village Nine for their commercial /retail needs.
The SPA's mixed use area is located along and south of Discovery Falls Drive (south of the
university site). The mixed use district supports multi- family residential, potential neighborhood
serving commercial and live work units, a neighborhood park site, and an elementary school site
consist with GDP policies pertaining to a walkable and integrated community. Residential areas
within the Village Core will accommodate up to 1,045 multi - family units constructed in a variety
of structural configurations including three story flats, four story podium, and five story wrap
buildings. Required parking would include surface, enclosed /covered, and subterranean. The
Mixed -Use Residential district area includes a Community Purpose Facility (Site CPF -1). An
Elementary School is proposed for site S -1.
Residential
Consistent with the GP's and GDP's medium residential designation for the southern portion of
Village Ten, residential neighborhoods (R -1 through R -16) support a variety of small lot single
family detached homes and attached/multi- family homes. Total unit yields call for up to 695
dwellings within the designation. The Residential Medium designation supports stand -alone
homes, duplexes, town homes and stacked units resulting in a diverse product mix. Residential
densities range from an average of 7.0 to 12.6 dwelling units per acre.
Parks / Open Space
The project includes a public park site (P -1) and a variety of natural and manufactured open
space areas. A 6.6 net acre neighborhood park (P -1) is located within the Village Core area
fronting on the extension of Discovery Falls Drive. Serving as a transitional public space
between the university site and the Village Ten residential neighborhoods, the site provides
opportunities for recreation and enjoyment of active and passive recreational activities. Open
space areas containing manufactured slopes with landscaping and retaining walls that may be
planted are designated between east and south perimeter residential neighborhoods and open
space Preserve lands to the south. Natural open space areas are present within the Otay River
Valley.
Planned Community District (PCD) Regulations /Design Plan
The Village Ten
The Village Ten PCD Regulations are intended to ensure the SPA Plan is implemented in
accordance with the Otay Ranch GDP by promoting the orderly planning and long term phased
development of Village Ten. The PCD Regulations support a thoughtful cohesive community by
establishing provisions that regulate, restrict and separate the use of land, buildings and
structures, and that regulate and limit the type, height and bulk of buildings and structures in the
various districts. Village Ten is divided into the following Zoning Districts listed below. The
—157—
Planning Commission
November 19, 2014
Page No. 38
Zoning District Map is contained in Attachment 4.f.
Village Ten SPA Zoning Districts Definitions
SYBMOL
GENERAL DESCRIPTION
Single Family Four: District which permits single family
SF -4
detached housing at densities < 11 units /acre.
Residential Multi - Family One: District which permits housing
RM -1
ranging from 11 to 18 units /acre including small lot single
family detached, alley, duplex, townhouse, row house,
courtyard/cluster and stacked flats product types.
Residential Multi- Family Two: District which permits attached
RM -2
housing at densities 18+ units /acre.1
Community Purpose Facility: District which permits uses
CPF
established pursuant to the Community Purpose Facilities
requirements of the P -C Planned Community Zone.
Parks: District which permits allowable open space and park
P
uses including community parks, neighborhood parks,
pedestrian parks, town squares, and private parks.
Open Space One: District which permits developed or usable
OS -1
open space and park uses, active recreation, and may include
naturalized open space.
Open Space Two: District which permits natural, undisturbed
OS -2
and/or restored open space which is part of the Otay Ranch
Preserve.
Intensity Transfers Within and Between Villages
As described previously in this report, similar to Village Three North and a Portion of Four and
Village Eight East, the Village Ten, PCD Regulations include provisions for addressing
flexibility in implementation of the land plan as well as the establishment of a monitoring
program to ensure overall land plan consistency. The PCD Regulations also include provisions
for permitting potential density transfers between other identified Villages.
Pursuant to the LOA, the Applicant may transfer, at its discretion, up to fifteen percent (15 %) of
the units allocated to a village within the University Villages Project to another village within the
Project. The Development Services Director may approve, in his or her discretion, any transfer
of units more than fifteen percent (15 %) or any transfer of units to another village within Otay
Ranch but not within the University Villages Project, if said transfer is consistent with village
design polices and approved entitlements, total number of overall units is not exceeded,
necessary public facilities and infrastructure are provided, village identity is preserved including
' Neighborhood serving commercial /live work uses may be proposed subject to a conditional use permit.
—158—
Planning Commission
November 19, 2014
Page No. 39
the creation of pedestrian friendly and transit - oriented development, and Preserve conveyance
obligation meets requirements (all in accordance with the LOA).
Village Design Plan
The Village Ten Village Design Plan guides the site, building and landscape design within the
village to ensure the quality of the adopted urban design and architectural concepts established
for the overall Otay Ranch community are maintained. The Village Design Plan identifies a
theme for the village and delineates that identity through streetscape and landscape design,
architecture, signage programs and lighting guidelines.
Circulation
The Village Ten Circulation Plan provides a system that extends existing transportation routes
and constructs planned facilities. The circulation plan incorporates vehicular and non - vehicular
modes of transportation and incorporates public transportation, as required by the Otay Ranch
GDP. The Chula Vista General Plan Land Use and Transportation Element encourages "A
Sustainable circulation/mobility system that provides transportation choices and is well
integrated with the City's land uses." In addition, the CVGP includes policies that emphasize
improved linkages between land development and pedestrian networks. Attachments 4c and 4d
depict the vehicular and pedestrian circulation systems for Village Ten. A full description of
proposed facilities is described in the Village SPA Plan.
Parks, Open Space and Trails - Village Ten
The Otay Ranch GDP requires that all SPA Plans include a Parks, Recreation, Open Space and
Trails Plan. The Village Ten SPA Plan identifies locations, conceptual designs, ownership,
maintenance and phasing of park, recreation and trails facilities within the SPA Plan area: The
SPA Park Master Plan includes one Neighborhood Park (6.6 net acres). The location is within
walking distance of the most densely populated portion of the village and its proximity to the
elementary school provides opportunities for shared facilities, access and programs. Project area
trails along with area parks and open space are depicted on Attachment 4e.
The Otay Ranch GDP requires the provision of open space in addition to local parks at a ratio of
12 acres for every 1,000 residents. Based on an estimated population contained in the SPA
(5,638 residents), approximately 67.6 acres of open space is required. This requirement is met
through the provision of 229.9 acres of open space in the form of preserve open space,
manufactured slopes and other interior open spaces within the SPA Plan area.
As prescribed by the Otay Ranch Resource Management Plan (RMP), the development of each
Otay Ranch Village requires a contribution to the Otay Ranch Preserve. The Otay Ranch
Preserve Conveyance requirement will be met through dedication of land within the Preserve to
the Preserve Owner Manager (POM) comprised of the City of Chula Vista and County of San
Diego. Consistent with the requirements of the Otay Ranch RMP, the Village's conveyance
obligation is estimated at approximately 159.1 acres to the Preserve.
—159—
Planning Commission
November 19, 2014
Page No. 40
Public Facilities — Village Ten
The SPA Plan describes the public facility needs associated with the Village Ten land plan. More
specifically, the SPA Plan addresses the following facility needs: potable water, recycled water,
sewer service, storm water drainage, urban runoff, public schools, child care facilities, police and
fire service, library services, civic facilities and regional facilities. Please refer to the SPA Plan
(Enclosure 6) Chapter VIII for more details.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analysis (FIA)
As stated previously in this report, each of the three SPA Plans includes a PFFP and FIA. The
PFFP, prepared for the city by Burkett & Wong Engineers (B &W), addresses all of the public
facility needs associated with Village Ten. The PFFP has been prepared under the requirements
of the City of Chula Vista's Growth Management Program (GMP), Growth Management
Ordinance (GMO) (CVMC 19.09) and Chapter 9 — Growth Management of the Otay Ranch
GDP. The preparation of the PFFP is required in conjunction with the preparation of the SPA
Plan to ensure that the development is consistent with the goals and policies of the City's
General Plan, GMP, GMO and the Otay Ranch GDP.
The PFFP also includes a Fiscal Impact Analysis (FIA) of the Village Ten plan and phasing
program that was prepared by HR &A Advisors.
Based on the FIA and the assumptions contained therein, the village is expected to generate a
positive annual net fiscal impact of $269,000 in 2030 (Year 17). The Village is expected to
generate annual fiscal revenues of approximately $2.3 million in 2030. Property taxes are the
greatest source of revenues, followed by motor vehicle license fees (MVLF). Together, property
taxes and MVLF fees make up approximately 74 percent of anticipated revenues. The project has
a net cost of approximately $60,000 in its two initial years of absorption, but then generates net
revenues to the city thereafter, with revenues growing from $7,000 in the third year of absorption
up to $269,000 in 2030, at build out of project.
(CVMC Section 19.09.060(J)) states that "projects shall be conditioned to provide funding for
periods where expenditures exceed projected revenues." A condition has been added to the
Tentative Map conditions requiring that the applicant enter into an agreement to provide such
funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional
details.
Community Purpose Facilities
CVMC 19.48 requires the provision of 1.39 acres of land per 1,000 persons be zoned for
Community Purpose Facilities (CPF) when creating a SPA Plan. Pursuant to the provisions of
the LOA, the Applicant agreed to provide a minimum of 4 acres of CPF land per village. The
applicant is proposing to satisfy this requirement by designating a total of 4.3 acres, comprised of
a 2.6 acre CPF site within the village core and three private recreation facilities sited within
single family neighborhoods.
—160—
Planning Commission
November 19, 2014
Page No. 41
Tentative Subdivision Map (PCS- 13 -04)
The Village Ten Tentative Map covers 363.4 acres of land. The proposed subdivision includes
695 single family lots and eight multi - family development parcels. There are four CPF sites, an
Elementary School site, and a park site. There will be approximately 229.2 acres of Open Space.
The multi - family parcels may be re- subdivided as development projects are submitted. The SPA
Plan and the design process described in the PCD Regulations will control the dwelling unit
counts within each of these larger parcels and ensure that development occurs in an orderly
The overall grading concept results in a development site that is sloped from the north to the
south. The grading proposes a balanced grading program with approximately 4.0 million cubic
yards of cut and fill. In compliance with the requirements of the City's GP and the Otay Ranch
GDP, contour grading techniques along with landscaping will be utilized on all manmade slopes.
Fire Protection Plan
As stated previously in the Village Three North and a Portion of Four narrative in this report, the
City requires the preparation and approval of a Fire Protection Plan (FPP) with every new SPA
Plan.
The Village Ten FPP concludes that the Project is located in an area with a nearby existing
Chula Vista fire station (Station 7) as well as planned stations in Village 8 West and the Eastern
Urban Center (EUC) that would enable a 5- minute travel time standard for all of the project site
(consistent with the approved FFMP) and the 4- minute travel time standard for approximately
70% of the project site, substantially in conformance with the existing goals and NFPA standard.
Affordable Housing Plan lan (AHP)
The Chula Vista General Plan Housing Element contains objectives, policies and action
programs to accomplish key affordable housing objectives. Within the Village Ten SPA Plan,
compliance with the affordable housing requirements of the City's General Plan and the Otay
Ranch GDP are required.
The estimated Village affordable housing unit obligation is based on the Village SPA entitlement
authorization of 1,740 units. The affordable units required for Village Ten are 87 low income
and 87 moderate - income affordable units.
A final determination as to the location and type of the affordable housing sites will occur with
subsequent entitlements, approvals and agreements and shall be in compliance with the City's
goals, policies and programs contained within the General Plan, the Balanced Communities
Policy Guidelines and the Otay Ranch (GDP).
Other SPA Supporting Appendices Documents
The Village Ten SPA Plan includes other appendix documents, such as the Air Quality
Improvement Plan, the Nonrenewable Energy Conservation Plan, the Preserve Edge Plan, and
—161—
Planning Commission
November 19, 2014
Page No. 42
the Water Conservation Plan for further review and in compliance with SPA planning
requirements.
DECISION -MAKER CONFLICTS:
Staff has reviewed the property holdings of the Planning Commissioners and has found no
property holdings within 500 feet of the boundaries of the property that is subject to this action.
Staff is not independently aware, nor has staff been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision maker conflict of interest in
this matter.
RELATIONSHIP TO THE CITY'S STRATEGIC PLAN
The City's Strategic Plan has five major goals: Operational Excellence, Economic Vitality,
Healthy Community, Strong and Secure Neighborhoods and a Connected Community. The
University Villages Project supports the Economic Vitality goal, particularly City Initiative 2.1.3
(Promote and support development of quality master- planned communities). The project
implementation documents (including the SPA Plans and TMs) support the development of a
quality master- planned community (as described above) and allow the City the opportunity to
accept lands for the university and regional technology park, as agreed to in the LOA between
the City and the SSBT, which will provide access to higher education for the citizens of Chula
Vista and south bay.
CONCLUSION
The proposed land uses, development intensities and grading program directly implement the
provisions of the City's General Plan and the Otay Ranch General Development Plan as
proposed. The proposed project provides all of the public facilities required by the Otay Ranch
GDP.
CURRENT YEAR FISCAL IMPACT
The processing of all project entitlements including the SPA Plans, Tentative Maps and all
supporting documents were funded by a developer deposit account. This account funded city
staff and consultants representing the city on the project.
ONGOING FISCAL IMPACT
As noted earlier in this report, a Fiscal Impact Analysis (FIA) was prepared for the Village SPA
Plans and TMs. As presented in more detail in the respective PFFP chapters of each SPA Plan
(Enclosures 3, 5 and 6 - SPA Plans), and based on a set of development phasing assumptions, the
combined annual fiscal impacts are negative from Year 1 through Year 10. In the first year there
is a combined (three project areas) net fiscal deficit of approximately $33,500, which spikes in
—162—
Planning Commission
November 19, 2014
Page No. 43
Year 3 at $151,199 and turns positive in Year 11, with a surplus of approximately $236,309. The
fiscal surplus grows to an annual net combined fiscal surplus of approximately $793,061 by
build out, Year 17. Residential units are primarily constructed during the early years of the
project which produce greater costs than revenues, creating the deficit. With more non-
residential (industrial, office and commercial) development underway beginning in Year 6, the
deficit declines due to increased property and sales taxes. From Year 11 to build -out (Year 17)
revenues exceed expenditures due to the significant increases in residential property tax
revenues, retail and office development during those years.
Because the Chula Vista Municipal Code requires that "projects shall be conditioned to provide
funding for periods where expenditures exceed projected revenues ", a condition of approval has
been added to each of the TMs that requires the applicant enter into an agreement to provide
such funding prior to the first final map.
Attachments: 1. Locator Map
2. Village Three and a Portion of Four
a.
Site Utilization Plan
b.
Site Utilization Table
c.
Vehicular Circulation Plan
d.
Pedestrian Circulation Plan
e.
Parks, Recreation, and Open Space Plan
£
Zoning District Map
3. Village Eight East
a.
Site Utilization Plan
b.
Site Utilization Table
c.
Vehicular Circulation Plan
d.
Pedestrian Circulation Plan
e.
Parks, Recreation, and Open Space Plan
f.
Zoning District Map
4. Village Ten
a.
Site Utilization Plan
b.
Site Utilization Table
c.
Vehicular Circulation Plan
d.
Pedestrian Circulation Plan
e.
Parks, Recreation, and Open Space Plan
£
Zoning District Map
5. Existing General Plan
6. Proposed General Plan
7. Existing Otay Ranch General Development Plan
8. Proposed Otay Ranch General Development Plan
—163—
Planning Commission
November 19, 2014
Page No. 44
Enclosures:
1. University Villages General Plan Amendments
2. University Village Otay Ranch General Development Plan Amendments
3. Village Three and a Portion of Four SPA Plan (on disc)
4. Village Three Alternative Plan
a. GPA
b. GDPA
c. Site Utilization Plan
5. Village Eight East SPA Plan (on disc)
6. Village Ten SPA Plan (on disc)
7. Village Three and a Portion of Four TM (on disc)
8. Village Three and a Portion of Four Alternative TM (on disc)
9. Village Eight East TM (on disc)
10. Village Ten TM (on disc)
11. Village Ten Deferral Plan
Prepared by: Joe Gamble, Project Manager, Development Services Department
—164—