HomeMy WebLinkAbout2018-09-26 PC/HAC Agenda
City of Chula Vista Boards & Commissions
Joint meeting of the
Chula Vista Planning Commission and the
Housing Advisory Commission
3. EIR-14-001; PCM-14-05; Consideration of an Environmental
Impact Report, amendments to the Otay Ranch General
Development Plan, and a Sectional Planning Area Plan including
Planned Community District Regulations/Design Plan (Chapter
3 - Development Code) for the University Innovation District.
Resolution No. EIR-14-001; of the Planning Commission of the City of Chula Vista
recommending that the City Council make certain Findings of Fact; adopt a Statement of
Overriding Considerations; adopt a Mitigation Monitoring and Reporting Program and
certify the Environmental Impact Report (EIR-14-001/SCH 2014121097) for
amendments to the Otay Ranch General Development Plan and adoption of the
University Innovation District Sectional Planning Area Plan including Planned
Community District Regulations/Design Plan (Chapter 3 Development Code) pursuant
to the California Environmental Quality Act.
Resolution No. PCM-14-05; of the Planning Commission of the City of Chula Vista
recommending that the City Council approve: amendments to the Otay Ranch General
Development Plan; a Sectional Planning Area Plan; and an Ordinance adopting the
Planned Community District Regulations/Design Plan (Chapter 3 Development Code)
for the University Innovation District.
The Planning Commission adopts Resolutions EIR-14-001 and
PCM-14-05, recommending that the City Council approve:
1. A Resolution certifying EIR-14-001; and
2. A Resolution approving the Otay Ranch General Development Plan Amendments;
and
3. A Resolution approving the University Innovation District Sectional Planning Area
(SPA) Plan; and
4. An Ordinance approving the Planned Community District Regulations/Design Plan
(Chapter 3 Development Code) for the University Innovation District.
In compliance with the
AMERICANS WITH DISABILITIES ACT
City of Chula Vista Boards & Commissions
Planning Commission
DR17-0025;
That the Planning Commission adopt the Resolution approving the
proposed project, based on the findings and subject to the conditions
contained therein.
In compliance with the
AMERICANS WITH DISABILITIES ACT
Item: __2___
Meeting Date: 09/26/18
ITEM TITLE: PUBLIC HEARING: Consideration of amendments to the Chula Vista
Municipal Code (CVMC) to amend various sections of Title 19
of the City of Chula Vista Municipal Code and Chapter
to comply with State law.
A. Resolutions of the City of Chula Vista Planning Commission and the
Housing Advisory Commission recommending that the City Council
of the City of Chula Vista adopt an ordinance amending various
sections oa
Municipal Code to address compliance with State laws governing
and found in Permits
Applications Hearings - and
-3 Apartment
Residential Zone, -V
-T - Thorou-L - Limited
-C
,a-Street Parking And
shelters, single room occupancy residences, transitional and supportive
housing, qualified employee housing and residential facilities
B. Resolutions of the City of Chula Vista Planning Commission and
Housing Advisory Commission recommending that the City Council
of the City of Chula Vista adopt an ordinance amending Chula Vista
occupancy residences, to redefine hotel/motel, and to require an annual
housing permit for single room occupancy residences
SUBMITTED BY: Leilani Hines, Housing Manager
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
The item for consideration is an amendment to various sections of the Chula Vista Municipal
Code (CVMC) related to emergency shelters, transitional and supportive housing, single room
occupancy (SRO) residences, qualified employee housing (primarily agricultural employees),
and licensed residential facilities to comply with State law and implement those goals,
objectives,
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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Department of Housing and Community Development. Amendments to the CVMC are required
in compliance with Senate Bill 2 (Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter
892, Statutes of 2006) and Sections 17021.5 and 17021.6 of the California Health and Safety
Code. Staff has prepared draft amendments to include updated and/or new definitions for
emergency shelters, single room occupancy residences, transitional and supportive housing,
residential facilities, and qualified employee housing and objective standard procedures for the
development and permitting of such supportive residential land uses and greater clarification or
repeal of other definitions of similar land uses such as hotels, motels, efficiency apartments, and
labor camps.
ENVIRONMENTAL REVIEW
The Director of Development Services reviewed the proposed legislative action for compliance
with the California Environmental Quality Act (CEQA) and determined that the action is not a
Section 15060(c)(3) of the State CEQA Guidelines the action is not subject to CEQA. In
addition, without limiting the foregoing, the Director of Development Services has also
determined that the action qualifies for an Exemption pursuant to Section 15061(b)(3) of the
State CEQA Guidelines. Therefore, no further environmental review is required.
RECOMMENDATION
That the Planning Commission adopt Resolutions 18-0009 and 18-0011 recommending that the
City Council adopt the proposed ordinances amending various sections of Title 19 and Chapter
15.20 of the CVMC, respectively.
That the Housing Advisory Commission adopt Resolutions 18-003 and 18-004 recommending
that the City Council adopt the proposed ordinances amending various sections of Title 19 and
Chapter 15.20 of the CVMC, respectively.
DISCUSSION
California State law requires local jurisdictions to facilitate and encourage a variety of housing
types including multi-family rental housing, factory built housing, mobilehomes, housing for
agricultural employees, supportive housing, single-room occupancy units, emergency shelters,
and transitional housing and address and remove constraints to the maintenance, improvement
and development of housing for persons with disabilities (reference California Government Code
§ 65583 (c)(1) and (3)). As such, the City adopted the 2013-2020 Housing Element, which
identified the need to review, and if necessary to revise, the CVMC to comply with Federal and
State law and to successfully implement the CiHousing Element.
Staff has prepared text amendments to revise various sections of the CVMC, specifically, Title
to address
compliance with state laws governing supportive residential land uses as follows:
Emergency Shelters Qualified Employee Housing (primarily
Transitional Housing Agricultural Employees)
Supportive Housing Licensed Residential Facilities
Single Room Occupancy (SRO) Residences
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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The subject text amendments would revise the municipal regulations to accomplish the
following:
1. Define emergency shelter, and allow emergency shelters by right within the Limited
Industrial (I-L) zone and as a conditional use within the Thoroughfare Commercial (CT)
zone and as a community purpose facility (Government Code § 65582 (j) and 65583
(a)(4)).
2. Define transitional and supportive housing and subject only to those restrictions that
apply to other residential dwellings of the same type in the same zone (Government Code
§ 65582 (g) and (j) and 65583 (a)(5)).
3. Define qualified employee housing (primarily for agricultural employees) and permit as
an agriculture use subject only to those restrictions that apply to agricultural uses in the
same zone, and permit qualified employee housing for six or fewer employees in all
residential zones, subject only to those standards generally applicable to single-family
dwellings (Health & Safety Code § 17021.5 (b) and 17021.6 (b)).
4. Define single-room occupancy residences and permit within the R-3 Apartment
Residential zone (Government Code § 65583 (c)(1)) and include single room occupancy
.
5. Define licensed residential facilities, permit facilities for six or fewer people in all
residential zones, and permit facilities for seven or more people as an unclassified use
subject to a conditional use permit (Government Code § 65583 (c)(3), Federal Fair
Housing Act Amendments and California Fair Employment and Housing Act).
State of California Policy Objectives & Laws
The State of California has identified housing affordability in California to be an urgent issue,
where a majority of renters (over 3 million households) pay more than 30 percent of their income
towards rent and nearly one-third (over 1.5 million households) spend more than 50 percent of
their income on rent. Homelessness is an increasing concern at the national, state and local level
with California driving the dramatic increases in homeless. According to the 2017 Point in Time
Count, over 25% of the nat
most can afford and recognizing the most basic need for every Californian is a home, the State of
California has added regulations and new incentives and resources to facilitate the delivery of
housing. Over the years and most recently in 2017, the State has passed legislation to address
the housing crisis through local land-use processes and to ensure that every city and county
shares in the responsibility of planning, facilitating and encouraging housing for all economic
segments of the community.
More specifically, Senate Bill 2 (SB 2) enacted in 2007 clarifies and strengthens housing element
law to require local zoning codes address and plan for emergency shelters, transitional housing,
supportive housing, and farmworker/employee housing for jurisdictions with an agriculture zone.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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State Government Code also limits the reasons a city can deny a housing development for very
low or low-income households and emergency shelters and transitional and supportive housing
under the Housing Accountability Act (65589.5). Written findings based on
evidence that such development would be detrimental to health & safety of the public using
objective standards versus subjective criteria are required in order to deny such projects.
The following are key elements of Housing Element law and the Housing Accountability Act:
Key Elements Reference
Definitions of emergency shelters, transitional housing, Government Code § 65582 (d), (g),
and supportive housing and (j)
Requirements to permit emergency shelters by right,
Government Code § 65583 (a)(4)
without a Conditional Use Permit (CUP), Planned
Unit Development (PUD) or other discretionary action
within identified zones and only subject to those
development and management standards that apply to
residential or commercial development within the
same zone. A jurisdiction may apply limited written
and objective standards, such as parking, lighting,
size, and other criteria as set forth in the law.
Requirements to permit transitional and supportive
Government Code § 65583 (a)(5)
housing as residential uses subject only to those
restrictions that apply to other residential dwellings of
the same type in the same zone.
Zoning that permits qualified employee housing use by Government Code § 65583
right. Employee housing shall be deemed an
(c)(1)(B)
agriculture use and no conditional use permit or other
Health & Safety Code § 17021.5
zoning clearance shall be required that is not required
(b) and 17021.6 (b)
of any other agricultural activity.
Jurisdictions cannot disapprove a housing development Government Code § 65589.5 (d),
project for very low-, low- or moderate-income
(j)
households, including farmworker or emergency
shelters or condition approval so as to make such
project infeasible, including through the use of design
standards, if the project is consistent with objective and
identified written standards, policies or conditions and
unless it makes specified written findings, based upon
a preponderance of evidence in the record.
2013-2020 Housing Element was adopted by the City Council and
certified by the State of California Housing and Community Development (HCD) on May 15,
2013 based on, among other things, programs and actions necessary for compliance with
Government Code § 65580 et seq.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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On May 7, June 27, and August 8, 2018, HCD issued correspondence to the City requesting
status updates on the City's progress towards implementing its Housing Element to comply with
Government Code requirements. HCD is currently monitoring the City's progress towards
adopting the subject text amendments and has requested documentation by November 1, 2018
demonstrating that all required changes have been implemented. If the City does not meet this
schedule, HCD may issue a 30-day notice to the City beginning the process to revoke its finding
of housing element compliance and it may ultimately de-certify the City's Housing Element.
Emergency Shelter
With the passage of SB 2 in 2007 amending sections 65582, 65583, and 65589.5 of the
Government Code, local jurisdictions must identify a zone where a year-round emergency shelter
temporary shelter for the
homeless as accessory to a church use subject to compliance with certain standards (CVMC
19.58.110) and is not in compliance with the requirements of SB 2.
In order to comply with SB 2, the proposed Ordinance amends the Zoning Code to establish and
Health and Safety Code §
50801 (e)) which is as follows:
occupancy of six months or less by a homeless person. No individual or household may
Specifically, per Government Code § 65583 (a)(4) local jurisdictions may apply the following
development standards:
demonstrate that existing or proposed permit processing,
development, and management standards are objective and encourage and facilitate the
development of, or conversion to, emergency shelters. Emergency shelters may only be
subject to those development and management standards that apply to residential or
commercial development within the same zone except that a local government may apply
written, objective standards that include all of the following:
(i) The maximum number of beds or persons permitted to be served nightly by the
facility.
(ii) Off-street parking based upon demonstrated need, provided that the standards do not
require more parking for emergency shelters than for other residential or commercial
uses within the same zone.
(iii) The size and location of exterior and interior onsite waiting and client intake areas.
(iv) The provision of onsite management.
(v) The proximity to other emergency shelters, provided that emergency shelters are not
required to be more than 300 feet apart.
(vi) The length of stay.
(vii). Lighting.
(viii). Security during hours that the emergency shelter is in operation.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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-L)
zones to include emergency shelters as a permitted use and allow them within the Thoroughfare
Commercial (C-T) zone with a conditional use permit. Location within these zones is consistent
with the location of other transient uses such as hotels and motor motels. Both the I-L and C-T
zones are at an appropriate density such that the development of emergency shelters sufficient to
meet the demand identified in the Housing Element are feasible. In addition, these areas are well
served by public transit and near services. The I-L zone provides for less sensitive neighboring
uses and provides larger and more opportunistic sites than commercial zones. As part of the
certification of the 2013 Housing Element, industrial zones within Chula Vista were identified as
appropriate zones to permit emergency shelters. In its review of SB 2 compliance of various
localities, staff also analyzed which zones were selected for emergency shelters. There is no
consistent location, with some jurisdictions choosing commercial zones, others residential, and
others choosing light industrial zones as the appropriate location for an emergency shelter.
The proposed ordinance also sets forth objective performance standards consistent with SB 2 and
will require a facility management plan to be submitted and approved, location restrictions
limited to 300 feet from another emergency shelter and other standards specifically referenced in
Government Code § 65583 (a)(4) discussed above. Off-street parking will be required at a rate
of one parking space for every five beds, consistent with the median parking requirements found
in southern California. Additionally, 1.5 parking spaces for employees and one loading space for
deliveries will be required. Such parking requirements for employees and loading is consistent
with standards provided for other uses within the I-L zone (e.g. wholesale establishments,
warehouses, service and maintenance centers, communication equipment buildings,
manufacturing plants, research or testing laboratories, and bottling plants).
CVMC Section 19.58.110 addresses emergency
shelters as a temporary and accessory use for churches or other religious institutions, limiting
such shelters to twice a year, with a maximum of 12 guests and applying inspection and noticing
requirements.
In conformance with SB 2 (Government Code § 65583 (a)(4)) and the Religious Land Use and
Institutionalized Persons Act (RLUIPA), Pub.L. 106274, codified as 42 U.S.C. § 2000cc et seq.,
the proposed Ordinance amends CVMC Section 19.58.110 to exempt temporary emergency
shelters operating for 30 days or less within a one-year period which are accessory to a religious
institution from any requirements. For those permanent emergency shelter operations which are
considered accessory to a religious institution, the Ordinance proposes limited standards such as
compliance with Health and Safety and Building Codes, limitation of stay to 60 days, no more
than 12 occupants in those emergency shelters within a residential zone and inclusion of the
shelter within the Conditional Use Permit for such religious institution.
Transitional Housing and Supportive Housing
SB 2 also requires that local jurisdictions ensure that transitional and supportive housing is
regulated consistent with comparable residential uses. The law requires that such developments
be subject only to those restrictions that apply to residential uses of the same type in the same
current Zoning Code contains no definition for transitional or supportive
housing, nor does it include guidelines addressing their development. In order to comply with SB
2, staff recommends that the City amend its Zoning Code to include definitions for both
transitional and supportive housing and provide appropriate standards for their development.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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Transitional housing is designed to assist individuals and families in developing the skills
necessary to achieve independent living. The proposed ordinance defines transitional housing in
accordance with the State law (California Government Code § 65582 (j)) as follows:
s configured as rental housing developments, but operated under program
requirements that call for the termination of assistance and recirculation of the assisted
unit to another eligible program recipient at some predetermined future point in time,
which shall not be less than six months from the beginning of the assistance.
Supportive housing is permanent rental housing linked to a range of support services designed to
enable residents to maintain stable housing and lead fuller lives. Typically, a part of the housing
is targeted to people who have risk factors such as homelessness, or health challenges, such as
mental illness or substance addiction. The proposed ordinance defines supportive housing in
accordance with the State law (California Government Code § 65582 (g)) as follows:
occupied by the target population, and
that is linked to an onsite or offsite service that assists the supportive housing resident in
retaining the housing, improving his or her health status, and maximizing his or her
ability to live and, when possible, work in the community.
persons with low incomes who have one or more disabilities as described in Section
65582(i) of the State Government Code.
This housing may include apartments, single room occupancy residences, or single-family
homes. The proposed ordinance would amend the CVMC to allow transitional and supportive
housing where other like-residential uses are permitted.
Single-Room Occupancy (SRO) Residence
With the passage of Assembly Bill 2634 (2006), local jurisdictions are now required to make
plan for a variety of housing types at all income levels, including provisions for Single Room
Occupancy (SRO) resid
nor does it directly address the development of SRO residences but does address and permit
efficiency living units as a multi-family residential land use. In order to comply with the
requirements of AB 2634 the City must amend its Planning and Zoning Code to establish and
define this use and provide objective performance standards.
An SRO dwelling is typically a small rental unit with limited facilities, intended for single
occupancy and as a primary residence. The proposed ordinance defines single room occupancy
residences in accordance with State law (California Health & Safety Code § 17958.1 (a)
regarding efficiency units) as follows:
re such
dwellings that are offered for occupancy by residential tenants for at least thirty
consecutive days. Kitchen and bathroom facilities may be wholly or partially included in
As a new residential land use, amendments to CVMC Chapter 15.20 are proposed to include the
definition of the SRO land use and to require an annual housing permit for such residences.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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SROs may be constructed in a manner similar to, or occupy existing, multi-family buildings,
motels, or hotels. As a result, parcels zoned for higher densities are the appropriate locations for
SRO residences. Therefore, SROs are proposed as a permitted residential use within the R-3
Apartment Residential Zone.
Parking is proposed at one space for each unit/residence. The proposed standard is consistent
with standards provided for smaller types of uses such as hotels/motels and boarding/rooming
houses requiring one parking space per room.
Qualified Employee Housing (primarily Agricultural Employees)
The State requires that local jurisdictions with agriculture land use designations provide housing
opportunities for employees through local zoning regulations. Health and Safety Code Section
17021.5 generally requires that qualified housing for six or fewer employees be considered a
single-family dwelling with a residential land use designation. Health and Safety Code Sections
17021.6 states that qualified housing for seven (7) or more employees is considered to be an
agricultural land use designation. Therefore, no conditional use permit, zoning variance, or other
zoning clearance shall be required for employee housing that is not required of any other
agricultural activity within the same zone.
living quarters of persons regularly employed
on the premises and transient labor, with a maximum of two families as an accessory use or
building within an agricultural zone (CVMC 19.20.030.A). Furthermore, under CVMC
19.58.200, development regulations are provided for such housing including distance from
property lines and structures, minimum land areas for each tent or trailer space or cabin for each
three workers, usable recreation area, access roads and parking areas and issuance of a temporary
certificate of occupancy issued for a period not to exceed one year, subject to renewal.
In order to comply with sections 17021.5 and 17021.6 of the Health and Safety Code, the
proposed Ordinance amends Zoning to include definitions of the
qualified employee housing;to add such housing as a permitted use in the
Agricultural (A) Zone (CVMC Chapter 19.20). Consistent with other provisions of that chapter,
qualified employee housing should be subject to a Site Development Review.
Off-street parking will be required at a rate of one parking space for every three beds, consistent
with the parking requirements found in other local communities. Additionally, 1.5 parking
spaces for employees and one loading space for deliveries will be required. Such parking
requirements for employees and loading is consistent with standards provided for other uses (e.g.
wholesale establishments, warehouses, service and maintenance centers, communication
equipment buildings, manufacturing plants, research or testing laboratories, and bottling plants).
Licensed Residential Facilities
Both federal and State fair housing laws, along with State Planning and Zoning laws
(Government Code Section 65008), provide protection for residential facilities serving persons
with disabilities. The Lanterman Developmental Disabilities Services Act also declares disabled
persons are entitled to live productive and independent lives in the communities in which they
live.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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In accordance with State law, licensed residential facilities for six or fewer persons are a
permitted use in all residential zones and must be treated like other residential uses occurring
within the same zone. The following State statutes require that small (serving six or fewer
persons) licensed group homes be treated like other residential uses and include: facilities for
persons with disabilities and other facilities (Welfare & Inst. Code 5116), residential health care
facilities (Health & Safety Code 1267.8, 1267.9, & 1267.16), residential care facilities for the
elderly (Health & Safety Code 1568.083 - 1568.0831, 1569.82 1569.87), community care
facilities (Health & Safety Code 1518, 1520.5, 1566 - 1566.8, 1567.1), pediatric day health
facilities (Health & Safety Code 1267.9;1760 1761.8), and facilities for alcohol and drug
treatment (Health & Safety Code 11834.23).
The proposed ordinance seeks to define residential facilities in accordance with the State law
(California Health and Safety Code Section 1502(a)(1)) as follows:
any family home, group care facility, or similar facility, licensed by the State of
California, for 24-hour nonmedical care of persons in need of personal services,
supervision or assistance essential for sustaining the activities of daily living or for the
protection of the individual.
The proposed ordinance would amend CVMC Chapter 19.54 to include residential facilities for
seven or more persons as an unclassified use permitted in any zone with an approved conditional
use permit and requirement to obtain applicable state licenses and approvals and a Chula Vista
business license. Off-street parking is proposed at a rate of one parking space for every five
beds, consistent with the parking requirements found in other local communities. Additionally,
1.5 parking spaces for employees and one loading space for deliveries will be required. Such
parking requirements for employees and loading is consistent with standards provided for other
uses (e.g. wholesale establishments, warehouses, service and maintenance centers,
communication equipment buildings, manufacturing plants, research or testing laboratories, and
bottling plants).
Through its CUP process the City has the ability to impose additional conditions of approval as it
deems necessary to ensure that the project would not be detrimental to surrounding
properties/uses.
Other Amendments
In light of the proposed amendments to allow for these supportive residential uses, staff is also
proposing to address similar land uses for the purposes of providing greater clarification and
standards that are objective and encourage and facilitate the development of a variety of housing
types to meet the diverse and growing needs of residents.
Staff is recommending that similar uses such as motor hotels, motels and hotels be defined as a
With the establishment of qualified employee housing, references to transient labor
accommodations (e.g., camps) should be removed. Given the current real estate market, with
high costs of housing and greater demand for housing, larger bedroom homes are being proposed
or homes remodeled to add additional bedrooms. Staff is proposing greater parking requirements
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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for those residences providing five or more bedrooms, requiring an additional parking space for
each bedroom greater than four.
Public Outreach:
Information regarding the proposed amendments to the CVMC was made available to the public
www.chulavistaca.gov/housing. Additionally, a draft of the proposed Supportive Residential
Land Use Ordinance updating the Zoning Code was made available to review at the following
locations:
Civic Center Library (365 F St)
South Chula Vista Library (389 Orange Ave)
Development Services Department Front Counter Bldg B & Housing Division Building C
(276 Fourth Ave)
Several opportunities were provided for the community and interested parties to learn and
understand the proposed amendments to the Chula Vista Municipal Code Update and included
the following:
Housing Advisory Commission Wed, January 25, 2017
Development Oversight Committee August 22, 2018
Community Meetings September 13 and 17, 2018
Spanish interpretation was made available upon
request at 619-691-5047
Chula Vista Community Collaborative Tues, September 11, 2018
San Diego Housing Federation Policy Subcommittee Wed, September 12, 2018
Noticing and advertisement of the community meetings and actions before legislative bodies
included the following:
Display ad published in the Star News on Friday, September 7, 2018;
Direct mailings to 25 persons/organizations;
Distribution of invitations and notices via electronic mail from the City to nearly 250
persons/organizations;
Email blasts directly from Chula Vista Community Collaborative, San Diego Housing
Federation, Southwest Civic Association and Crossroads II to their members;
, Facebook);
te (e.g. City Calendar and DSD Housing Division); and,
Posting of flyers at key City facilities (libraries and City Hall) within Chula Vista.
A total of twenty-six persons were in attendance at the two informational meetings held on
Thursday, September 13, 2018 at 6 pm and Monday, September 17, 2018 at 10 am. A copy of
the comments and responses was made
www.chulavistaca.gov/housing and was emailed to those attendees who provided email
addresses.
PC Resolution MPA18-0009/MPA 18-0011
September 26, 2018
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A detailed description of the public participation process and the comments received are
attached.
DECISION-MAKER CONFLICTS
Staff has reviewed the decision contemplated by this action and has determined that it is not site-
specific and consequently, the 500-foot rule found in California Code of Regulations Title 2,
section 18702.2(a)(11), is not applicable to this decision for purposes of determining a
disqualifying real property-related financial conflict of interest under the Political Reform Act
(Cal. Gov't Code § 87100, et seq.). Staff is not independently aware and has not been informed
by any Planning or Housing Advisory Commissioner of any other fact that may constitute a basis
for a decision maker conflict of interest in this matter.
CONCLUSION
The proposed amendments to CVMC Code Chapter 15.20
,
through its public outreach process, will comply with State Housing Element law and Fair
Housing laws by addressing the critical need for affordable housing and is consistent with the
vibrant, and livable communities.
It must be noted that updates related to emergency shelters are time sensitive and will require
immediate action. Per Senate Bill 2 (Cedillo, 2007), local jurisdictions must amend their Zoning
Ordinances to permit emergency shelters by right in at least one zoning district within one year
of the adoption of their Housing Elements. The City has been working over the years to draft
such amendments. Within the past few months, City staff has been working directly with State
HCD and providing updates as to progress in amending its Zoning Code. The City has received
notification from the State that compliance is required by November 1, 2018, or HCD may begin
the process to de-certify the Citys Housing Element.
FISCAL IMPACT
There is no fiscal impact associated with the proposed amendments.
Attachments
1. Resolutions A PC MPA18-0009; HAC HA18-0003
2. Resolutions B PC MPA18-0011; HAC HA18-0004
3. Strikeout Underline CVMC for Chapter 15.20 - Housing Codes
4. Strikeout Underline various sections of CVMC Title 19 Planning and Zoning
5. Public Participation Process
RESOLUTION NO. 18-003
RESOLUTION OF THE CITY OF CHULA VISTA HOUSING
ADVISORY COMMISSION RECOMMENDING THAT THE CITY
COUNCIL OF THE CITY OF CHULA VISTA ADOPT AN
ORDINANCE AMENDING VARIOUS SECTIONS OF TITLE 19
MUNICIPAL CODE TO ADDRESS COMPLIANCE WITH STATE
LAWS GOVERNING SUPPORTIVE RESIDENTIAL USES, AS
PROCEDURES PERMITS
APPLICATIONS HEARINGS -
-3 APARTMENT RESIDENTIAL ZONE, -V VISITOR
-T - THOROUGHFARE
-L - LIMITED INDUSTRIAL
-C
,-STREET
PROCEDURES TO PERMIT EMERGENCY SHELTERS, SINGLE
ROOM OCCUPANCY RESIDENCES, TRANSITIONAL AND
SUPPORTIVE HOUSING, QUALIFIED EMPLOYEE HOUSING
AND RESIDENTIAL FACILITIES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
alifornia Fair
Employment and Housing Act, herein
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City, on
April 23, 2013, adopted its 2013-2020 Housing Element of the General Plan, which specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
Municipal Code contained in the subject Ordinance address the required amendments and
HAC Resolution 18-003
September 26, 2018
Page -2-
provide for greater clarification or repeal of other definitions of similar land uses such as hotels,
motels, efficiency apartments, and labor camps; and
WHEREAS, the Development Services Director has reviewed the subject Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Title 19 of the Chula Vista Municipal
Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines Section 15378
because the modifications to the Municipal Code are administrative actions that will not result in
physical changes to the environment; therefore, pursuant to State Guidelines Section 15060(c)(3)
no environmental review is required. In addition, notwithstanding the foregoing, the Director of
Development Services has also determined that the adoption and implementation of the
Ordinance amending Title 19 of the Municipal Code by adding definitions and procedures for
emergency shelters, single room occupancy residences, transitional and supportive housing,
residential facilities, and qualified employee housing and providing for greater clarification or
repealing of other definitions of similar land uses such as hotels, motels, efficiency apartments
and labor camps will not result in any physical development in and of itself, and thus will not
cause a significant effect on the environment. Further, the changes implement existing General
Plan policies, objectives, and programs contained in the Housing Element, and are required to be
adopted to conform to State law. The amendment therefore qualifies for an Exemption pursuant
to Section 15061(b)(3) of the CEQA State Guidelines, which means that the activity is not
subject to CEQA; and
WHEREAS, a hearing time and place was set by the Planning Commission and the
Housing Advisory Commission to consider the Chula Vista Municipal Code amendments and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission and Housing Advisory Commission held a duly
noticed public hearing to consider said code amendments at the time and place as advertised in
the City Council Chambers, 276 Fourth Avenue, and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the Housing Advisory Commission
hereby recommends that the City Council of the City of Chula Vista adopt the proposed
amendments to Title 19 of the Chula Vista Municipal Code related to Emergency Shelters,
Single Room Occupancy Residences, Transitional and Supportive Housing, Qualified Employee
Housing and Residential Facilities.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the
City Council.
Presented by: Approved as to form by:
_________________________ _____________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
RESOLUTION NO. MPA 18-0009
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL OF
THE CITY OF CHULA VISTA ADOPT AN ORDINANCE
AMENDING VARIOUS
TO ADDRESS COMPLIANCE WITH STATE LAWS GOVERNING
SUPPORTIVE RESIDENTIAL USES, AS DEFINED IN CHAPTER
RES PERMITS
APPLICATIONS HEARINGS -
-3 APARTMENT RESIDENTIAL ZONE, -V VISITOR
-T - THOROUGHFARE
-L - LIMITED INDUSTRIAL
-C PLANNED COMMUNITY ZONE,
,-STREET
PROCEDURES TO PERMIT EMERGENCY SHELTERS, SINGLE
ROOM OCCUPANCY RESIDENCES, TRANSITIONAL AND
SUPPORTIVE HOUSING, QUALIFIED EMPLOYEE HOUSING
AND RESIDENTIAL FACILITIES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
a Fair
Employment and Housing Act, herein
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City, on
April 23, 2013, adopted its 2013-2020 Housing Element of the General Plan, which specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
Municipal Code contained in the subject Ordinance address the required amendments and
PC Resolution MPA18-0009
September 26, 2018
Page -2-
provide for greater clarification or repeal of other definitions of similar land uses such as hotels,
motels, efficiency apartments, and labor camps; and
WHEREAS, the Development Services Director has reviewed the subject Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Title 19 of the Chula Vista Municipal
Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines Section 15378
because the modifications to the Municipal Code are administrative actions that will not result in
physical changes to the environment; therefore, pursuant to State Guidelines Section 15060(c)(3)
no environmental review is required. In addition, notwithstanding the foregoing, the Director of
Development Services has also determined that the adoption and implementation of the
Ordinance amending Title 19 of the Municipal Code by adding definitions and procedures for
emergency shelters, single room occupancy residences, transitional and supportive housing,
residential facilities, and qualified employee housing and providing for greater clarification or
repealing of other definitions of similar land uses such as hotels, motels, efficiency apartments
and labor camps will not result in any physical development in and of itself, and thus will not
cause a significant effect on the environment. Further, the changes implement existing General
Plan policies, objectives, and programs contained in the Housing Element, and are required to be
adopted to conform to State law. The amendment therefore qualifies for an Exemption pursuant
to Section 15061(b)(3) of the CEQA State Guidelines, which means that the activity is not
subject to CEQA; and
WHEREAS, a hearing time and place was set by the Planning Commission and the
Housing Advisory Commission to consider the Chula Vista Municipal Code amendments and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission and Housing Advisory Commission held a duly
noticed public hearing to consider said code amendments at the time and place as advertised in
the City Council Chambers, 276 Fourth Avenue, and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby
recommends that the City Council of the City of Chula Vista adopt the proposed amendments to
Title 19 of the Chula Vista Municipal Code related to Emergency Shelters, Single Room
Occupancy Residences, Transitional and Supportive Housing, Qualified Employee Housing and
Residential Facilities.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the
City Council.
Presented by: Approved as to form by:
_________________________ _____________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
RESOLUTION NO. 18-004
RESOLUTION OF THE CITY OF CHULA VISTA
HOUSING ADVISORY COMMISSION RECOMMENDING
THAT THE CITY COUNCIL OF THE CITY OF CHULA
VISTA ADOPT AN ORDINANCE AMENDING CHULA
VISTA MUNICIPAL CODE ING
LE ROOM OCCUPANCY
RESIDENCES, TO REDEFINE HOTEL/MOTEL, AND TO
REQUIRE AN ANNUAL HOUSING PERMIT FOR SINGLE
ROOM OCCUPANCY RESIDENCES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
,
Employment and Housing Act, herein,
using for individuals with disabilities and those in need of
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City
adopted on April 23, 2013 its 2013-2020 Housing Element of the General Plan that specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
WHEREAS, the revisions contained in the subject Ordinance to City of Chula Vista
Mun,
residences, redefine hotel/motel and to require an annual housing permit for SRO residences,
, address the required
amendments; and
WHEREAS, the Development Services Director has reviewed the subject Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Chapter 15.20 of Title 15 of the Chula
Vista Municipal Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines
Section 15378 because the modifications to the Municipal Code are administrative actions that
will not result in physical changes to the environment; therefore, pursuant to State Guidelines
Section 15060(c)(3) no environmental review is required. In addition, notwithstanding the
HAC Resolution 18-004
September 26, 2018
Page -2-
foregoing, the Director of Development Services has also determined that the adoption and
implementation of Title 15 of the
Municipal Code to define single room occupancy residences, to redefine hotel/motel, and to
require an annual housing permit for single room occupancy residences will not result in any
physical development in and of itself, and thus will not cause a significant effect on the
environment. Further, the changes implement existing General Plan policies, objectives, and
programs contained in the Housing Element. The amendment therefore qualifies for an
Exemption pursuant to Section 15061(b)(3) of the CEQA State Guidelines, which means that the
activity is not subject to CEQA; and
WHEREAS, a hearing time and place was set by the Planning Commission and the
Housing Advisory Commission to consider the Chula Vista Municipal Code amendments and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission and Housing Advisory Commission held a duly
noticed public hearing to consider said code amendments at the time and place as advertised in
the City Council Chambers, 276 Fourth Avenue, and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the Housing Advisory Commission
hereby recommends that the City Council of the City of Chula Vista adopt the proposed
amendments to Chula Vista Municipal Code Chapter 15.20 ingle
room occupancy residences, to redefine hotel/motel, and to require an annual Housing Permit
for single room occupancy residences.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the
City Council.
Presented by: Approved as to form by:
_________________________ _____________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
RESOLUTION NO. MPA18-0011
RESOLUTION OF THE CITY OF CHULA VISTA
PLANNING COMMISSION RECOMMENDING THAT THE
CITY COUNCIL OF THE CITY OF CHULA VISTA ADOPT
AN ORDINANCE AMENDING CHULA VISTA
MUNICIPAL CODE CHAPT
TO DEFINE SINGLE ROOM OCCUPANCY RESIDENCES,
TO REDEFINE HOTEL/MOTEL, AND TO REQUIRE AN
ANNUAL HOUSING PERMIT FOR SINGLE ROOM
OCCUPANCY RESIDENCES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
,
Employment and Housing Act, herein,
using for individuals with disabilities and those in need of
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City
adopted on April 23, 2013 its 2013-2020 Housing Element of the General Plan that specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
WHEREAS, the revisions contained in the subject Ordinance to City of Chula Vista
Mun,
residences, redefine hotel/motel and to require an annual housing permit for SRO residences,
, address the required
amendments; and
WHEREAS, the Development Services Director has reviewed the subject Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Chapter 15.20 of Title 15 of the Chula
Vista Municipal Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines
Section 15378 because the modifications to the Municipal Code are administrative actions that
will not result in physical changes to the environment; therefore, pursuant to State Guidelines
Section 15060(c)(3) no environmental review is required. In addition, notwithstanding the
PC Resolution MPA18-0011
September 26, 2018
Page -2-
foregoing, the Director of Development Services has also determined that the adoption and
implementation of Title 15 of the
Municipal Code to define single room occupancy residences, to redefine hotel/motel, and to
require an annual housing permit for single room occupancy residences will not result in any
physical development in and of itself, and thus will not cause a significant effect on the
environment. Further, the changes implement existing General Plan policies, objectives, and
programs contained in the Housing Element. The amendment therefore qualifies for an
Exemption pursuant to Section 15061(b)(3) of the CEQA State Guidelines, which means that the
activity is not subject to CEQA; and
WHEREAS, a hearing time and place was set by the Planning Commission and the
Housing Advisory Commission to consider the Chula Vista Municipal Code amendments and
notice of said hearing, together with its purpose, was given by its publication in a newspaper of
general circulation in the City, at least ten (10) days prior to the hearing; and
WHEREAS, the Planning Commission and Housing Advisory Commission held a duly
noticed public hearing to consider said code amendments at the time and place as advertised in
the City Council Chambers, 276 Fourth Avenue, and said hearing was thereafter closed.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby
recommends that the City Council of the City of Chula Vista adopt the proposed amendments to
Chula Vista Municipal Code Chapter 15.20 ingle room occupancy
residences, to redefine hotel/motel, and to require an annual Housing Permit for single room
occupancy residences.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the
City Council.
Presented by: Approved as to form by:
_________________________ _____________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
Attachment 3
ORDINANCE NO.
ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
CHULA VISTA MUNICIPAL CODE CHAPTER 15.20
FINE SINGLE ROOM
OCCUPANCY RESIDENCES, TO REDEFINE HOTEL/MOTEL,
AND TO REQUIRE AN ANNUAL HOUSING PERMIT FOR
SINGLE ROOM OCCUPANCY RESIDENCES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
Element of
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City
adopted on April 23, 2013 its 2013-2020 Housing Element of the General Plan that specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
WHEREAS, the revisions contained in this Ordinance to City of Chula Vista Municipal
redefine hotel/motel and to require an annual housing permit for SRO residences, with SRO
equired amendments; and
WHEREAS, the Development Services Director has reviewed the Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Chapter 15.20 of Title 15 of the Chula
Vista Municipal Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines
Section 15378 because the modifications to the Municipal Code are administrative actions that
will not result in physical changes to the environment; therefore, pursuant to State Guidelines
Section 15060(c)(3) no environmental review is required. In addition, notwithstanding the
foregoing, the Director of Development Services has also determined that the adoption and
implementation of the Ord
Municipal Code to define single room occupancy residences, to redefine hotel/motel, and to
require an annual housing permit for single room occupancy residences will not result in any
physical development in and of itself, and thus will not cause a significant effect on the
environment. Further, the changes implement existing General Plan policies, objectives, and
programs contained in the Housing Element. The amendment therefore qualifies for an
Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State
Guidelines, which means that the activity is not subject to CEQA;
WHEREAS, the Planning Commission and the Housing Advisory Commission held an
advertised public hearing on the subject Ordinance on September 26, 2018.
WHEREAS, the Planning Commission voted ___________ to adopt PC Resolution No.
MPA18-0011 and thereby recommend that the City Council adopt the Ordinance; and
WHEREAS, the Housing Advisory Commission voted ___________ to adopt HAC
Resolution No. 18-004 and thereby recommend that the City Council adopt the Ordinance; and
WHEREAS, the City Council set the time and place for a hearing on the Municipal Code
Amendment (MPA 2018-0011) and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City at least ten days prior to the
hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely October 16,
2018, at 5:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed.
NOW THEREFORE the City Council of the City of Chula Vista does hereby ordain as
follows:
Section I. Consistency with General Plan
The amendments provided for herein are consistent with the City of Chula Vista General
Plan and local, state, and federal law, and the public necessity, convenience, general welfare and
good zoning practice support the amendments.
The City Council has duly considered the Staff Report, considered all recommendations
by staff and public testimony, and all other information available and believes that the Municipal
Code Amendment is in the best interest of the public because it ensures operations for healthy
living environments for guests and surrounding communities. The Amendment includes, but is
not limited to, defining single room occupancy residences, redefining hotel/motel, and requiring
an annual Housing Permit for single room occupancy residences.
Section II. Amendment of Chula Vista Municipal Code Title 15 (Buildings and
Construction)
to define single
room occupancy (SRO) residences, redefine hotel/motel and to require an annual housing permit
for single room occupancy residences, with SRO
schedule. (Added text is shown in underline format, and deleted text is shown in strike-through
format.)
A. Section is hereby amended to add, and renumber accordingly,
the definitions of Single Room Occupancy Residence as
follows:
15.20.002 Definitions.
For the purpose of this chapter, unless otherwise expressly stated, the following words and
phrases shall have the meanings respectively ascribed to them by this section:
A.
lodging for transient visitors to the City as documented by the City Building Official or his
designee;
B. or facility, containing comprised of
six or more guestrooms or suites of rooms, where a majority of such rooms are which is
occupied, or intended or designed for occupancy by guests for temporary lodging or sleeping
purposes for less than thirty (30) consecutive calendar days, and is held out as such to the public
(not including hospitals, residential facilities, qualified employee housing, boarding or lodging
house or single room occupancy residencesconvalescent home or sanitarium;
Csingle room occupancy residence,
boarding or lodging house, or dwelling that is not owner occupied;
D. residence rooming unit or efficiency living unit
located in a building containing six or more dwelling units that are offered for occupancy by
residential tenants for at least thirty consecutive days. Kitchen and bathroom facilities may be
wholly or partially included in each living space or may be fully shared.
DF
and shall comply in all ways with the California Building Codes in effect upon its construction.
Toilet rooms may also contain lavatories, bathtubs or showers;
EG.
B. Section 15.20.040, Section 304 is hereby amended to add single room occupancy
residences as a residential use requiring an annual housing permit, as follows:
Section 15.20.040, Section 304 added to require annual housing permit.
Section 304, and the title precedent thereto, is added to the Uniform Housing Code, as it applies
in Chula Vista, which section shall read as follows:
Annual Housing Permit.
Section 304.1 It shall be unlawful for any person, firm, partnership, or corporation, either
for himself or itself, or for any other person, firm, partnership, or corporation to own or
operate an apartment house, boarding or lodging house, or hotel/motel, or single room
occupancy residence without first obtaining a housing permit therefor.
Section 304.2 The annual housing permit provided for in this code shall be due and
payable to the city of Chula Vista on the first day of January of each year in advance. The
housing permit fee shall be paid concurrently with the business license fee.
Section 304.3 If any person, firm, partnership or corporation commences the operation of
an apartment house, boarding or lodging house, or hotel/motel, or single room occupancy
residence during the calendar year, the housing permit shall be prorated on a quarterly
pro rata basis for the calendar year.
Section 304.4 A permit to operate and maintain an apartment house, boarding or lodging
house, or hotel/motel, or single room occupancy residence is not transferable.
C. Section 15.20.050, Section 305 is hereby amended to add single room occupancy
residences as a residential use subject to payment of housing permit fees set by the master
fee schedule, as follows:
er fee
schedule.
Section 305, and the title precedent thereto, is added to the Uniform Housing Code, as it applies
in Chula Vista, which section shall read as follows:
Housing Permit Fees Residential Rental Units, Apartment Houses, Boarding or
Lodging Houses, Hotels/andMotels, or Single Room Occupancy Residences.
Section 305.1 The fee for a housing permit required by Section 304 of this code shall be
as presently designated, or as it may hereafter be amended, as set forth in the master fee
schedule of the city of Chula Vista.
house or single room occupancy residence, each sleeping room in a hotel, motel, and
boarding or lodging house, and each rental dwelling unitapartment and each hotel/motel
sleeping room in a building containing both apartments and hotel/motel sleeping rooms.
Separate residential rental dwelling units and separate hotel/motel buildings, or
combination thereof, located upon a single parcel of land or contiguous parcels of land,
under the same ownership, shall be treated as one apartment houseresidential rental
building, or hotel/motel, for the purpose of computing the fee prescribed by this section.
Section 305.2 Penalty for Delinquent Payment. If the housing permit is not paid on or
before the thirtieth day of the month following the date when it became due, then a
penalty in an amount equal to twenty-five percent of the permit fee due and payable shall
be added thereto, and no such permit shall be issued until such penalty has been paid.
Section 305.3 The assistant director of planning and buildingDevelopment Services
Director shall cause to be made such inspections, at such intervals, as shall be deemed
necessary to insure compliance with the provisions of this code.
D. Section 15.20.060, Section 306 is hereby amended to add SRO residence as a residential
use subject to the requirements for an annual housing permit, as follows:
15.20.060 Section 306 added to require suspension or revocation of annual housing permit
where operation is nonconforming.
Section 306, and the title precedent thereto, is added to the Uniform Housing Code, as it applies
in Chula Vista, which section shall read as follows:
Suspension and Revocation of Housing Permit.
Section 306 Whenever it is found that any apartment house, boarding or lodging house,
hotel/or motel, or single room occupancy residence is not being conducted in conformity
with this code, the annual housing permit to operate shall be subject to revocation or
suspension by the building official.
Section III. Severability
If any portion of this Ordinance, or its application to any person or circumstance, is for
any reason held to be invalid, unenforceable or unconstitutional, by a court of competent
jurisdiction, that portion shall be deemed severable, and such invalidity, unenforceability or
unconstitutionality shall not affect the validity or enforceability of the remaining portions of the
Ordinance, or its application to any other person or circumstance. The City Council of the City of
Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase
of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses
or phrases of the Ordinance be declared invalid, unenforceable or unconstitutional.
Section IV. Construction
The City Council of the City of Chula Vista intends this Ordinance to supplement, not to
duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in
light of that intent.
Section V. Effective Date
This Ordinance shall take effect and be in force on the thirtieth day after its final passage.
Section VI. Publication
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause
the same to be published or posted according to law.
Presented by: Approved as to form by:
_____________________________________ ____________________________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Developmental Services City Attorney
Attachment 4
ORDINANCE NO.
ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
VARIOUS SECTIONS OF TITLE 19
ZONING OF THE CITY OF CHULA VISTA MUNICIPAL
CODE TO ADDRESS COMPLIANCE WITH STATE LAWS
GOVERNING SUPPORTIVE RESIDENTIAL USES, AS
DEFINED IN CHAPTER 19.04 DEFINITIONS AND FOUND
IN CHAPTERS 19.14
PERMITS APPLICATIONS HEARINGS - APPEALS 19.16
, 19.20
AGRICULTURAL ZONE19.28 R-3 APARTMENT
RESIDENTIAL ZONE -V VISITOR COMMERCIAL
19.40 -T - THOROUGHFARE COMMERCIAL
ZONE 19.44 -L - LIMITED INDUSTRIAL ZONE 19.48
P-C PLANNED COMMUNITY ZONE19.54
UNCLASSIFIED USES 19.58 USES, AND 19.62 OFF-
STREET PARKING AND LOADING TO DEFINE AND
ESTABLISH PROCEDURES TO PERMIT EMERGENCY
SHELTERS, SINGLE ROOM OCCUPANCY RESIDENCES,
TRANSITIONAL AND SUPPORTIVE HOUSING, QUALIFIED
EMPLOYEE HOUSING, AND RESIDENTIAL FACILITIES
WHEREAS, it is the policy of the City of Chula Vista (City), pursuant to the Federal Fair
Housing Act Amendments (42 U.S.C. Section 3601), hereinafter FHAA the California Fair
Employment and Housing Act, hereinafter Fair Housing Laws and the Housing Element of
the General Plan to facilitate housing for individuals with disabilities and those in need of
emergency shelter, and to facilitate housing affordable to lower-income households, through
reasonable and objective rules, policies, practices and procedures that ensure equal access to
housing in accordance with applicable laws; and
WHEREAS, pursuant to Article 10.6 of the Government Code (Article 10.6), the City, on
April 23, 2013, adopted its 2013-2020 Housing Element of the General Plan, which specifies its
goals, policies, and implementing programs to address the identified needs of the community,
including individuals with disabilities and lower-income households; and
WHEREAS, the Housing Element contains programs and policies that require
amendments to the City of Chula Vista Municipal Code in compliance with Senate Bill 2
(Chapter 644, Statutes, 2007), Assembly Bill 2634 (Chapter 892, Statutes of 2006) and Sections
17021.5 and 17021.6 of the California Health and Safety Code (qualified employee housing) to
address emergency shelters, single room occupancy residences (SROs), transitional and
supportive housing, residential facilities and qualified employee housing; and
WHEREAS, the revisions to Title 19 Zoning of the Chula Vista
Municipal Code contained in this Ordinance address the required amendments and provide for
2003\\02\\2420840.4
Ordinance
Page 2
greater clarification or repeal of other definitions of similar land uses such as hotels, motels,
efficiency apartments and labor camps; and
WHEREAS, the Development Services Director has reviewed the Ordinance for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
adoption and implementation of the Ordinance amending Title 19 of the Chula Vista Municipal
Code (Municipal Code) is not a Project pursuant to State CEQA Guidelines Section 15378
because the modifications to the Municipal Code are administrative actions that will not result in
physical changes to the environment; therefore, pursuant to State Guidelines Section 15060(c)(3)
no environmental review is required. In addition, notwithstanding the foregoing, the
Development Services Director has also determined that the adoption and implementation of the
Ordinance amending Title 19 of the Municipal Code by adding definitions and procedures for
emergency shelters, single room occupancy residences, transitional and supportive housing,
residential facilities, and qualified employee housing and providing for greater clarification or
repealing of other definitions of similar land uses such as hotels, motels, efficiency apartments
and labor camps will not result in any physical development in and of itself, and thus will not
cause a significant effect on the environment. Further, the changes implement existing General
Plan policies, objectives, and programs contained in the Housing Element, and are required to be
adopted to conform with State law. The amendment therefore qualifies for an Exemption
pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines,
which means that the activity is not subject to CEQA; and
WHEREAS, the Planning Commission and the Housing Advisory Commission held an
advertised public hearing on the subject Ordinance on September 26, 2018.
WHEREAS, the Planning Commission voted ___________ to adopt PC Resolution No.
MPA 18-0009 and thereby recommend that the City Council adopt the Ordinance; and
WHEREAS, the Housing Advisory Commission voted ___________ to adopt HAC
Resolution No. 18-003 and thereby recommend that the City Council adopt the Ordinance; and
WHEREAS, the City Council set the time and place for a hearing on the Municipal Code
Amendment (MPA 2018-0009) and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City at least ten days prior to the
hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely October 16,
2018, at 5:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the City Council and
said hearing was thereafter closed.
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NOW THEREFORE the City Council of the City of Chula Vista does hereby ordain as
follows:
Section I. Consistency with General Plan
The amendments provided for herein are consistent with the City of Chula Vista General
Plan and local, state, and federal law, and the public necessity, convenience, general welfare and
good zoning practice support the amendments.
The City Council has duly considered the Staff Report, considered all recommendations
by staff and public testimony, and all other information available and believes that the Municipal
Code amendments are in the best interest of the public because they 1) establish objective
standards and, therefore, more certainty in the residential development review process; and 2)
address compliance with housing element law relative to emergency shelters, single room
occupancy residences, transitional and supportive housing, residential facilities, and qualified
employee housing. The amendments include, but are not limited to, updated and/or new
definitions for emergency shelters, single room occupancy residences, transitional and supportive
housing, residential facilities, and qualified employee housing and greater clarification or repeal
of other definitions of similar land uses such as hotels, motels, efficiency apartments, and labor
camps.
Section II. Amendment of Chula Vista Municipal Code Title 19 (Planning and Zoning)
This Ordinance amends Municipal Code Title 19, specifically Chapters 19.04
Definitions 19. Permits Applications Hearings -
Appeals19.16 19.20 Agricultural Zone 19.28 R-3
Apartment Residential Zone -V 19.40 -T -
Thoroughfare Commercial Zone 19.44 - Limited Industrial Zone -C Planned
Community Zone19.54 Unclassified Uses 19.58 Uses and 19.62 Off-Street Parking and
Loading to define and establish standard procedures for the development and permitting of
emergency shelters, single room occupancy dwellings, transitional and supportive housing,
residential facilities and qualified employee housing and provide greater clarification or repeal of
other definitions of similar land uses such as hotels, motels, efficiency apartments, and labor
camps. (Added text is shown in underline format, and deleted text shown in strike-through
format.)
A. Chapter 19 is hereby amended to add and renumber
accordingly, the definitions of Emergency shelter
Supportive housingand Transitional
housing as follows:
19.04.089.2 Emergency shelter.
Emergency shelter means housing with minimal supportive services for homeless persons,
with occupancy limited to a six-month term or less by homeless persons. Emergency shelter shall
have the same meaning as defined in Section 50801(e) of the California Health and Safety Code.
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19.04.191 Qualified employee housing.
means accommodations for employees as defined in Section
17008 of the California Health and Safety Code, as may be amended, which has qualified or
where the owner intends to qualify for a permit to operate under the Employee Housing Act
(Health & Safety Code §§ 17000 et seq.).
19.04.194.1 Residence, single room occupancy (SRO).
Residence, single room occupancy (SRO) means a rooming unit or efficiency living unit
located in a building containing six or more such dwellings that are offered for occupancy by
residential tenants for at least thirty consecutive days. Kitchen and bathroom facilities may be
wholly or partially included in each living space or may be fully shared.
19.04.198.1 Residential facility.
esidential facility means any family home, group care facility, or similar facility, licensed by
the State of California, for 24-hour nonmedical care of persons in need of personal services,
supervision or assistance essential for sustaining the activities of daily living or for the protection
of the individual.
19.04.290.1 Supportive housing.
Supportive housing means housing with no limit on length of stay, that is occupied by the
target population, and that is linked to an onsite or offsite service that assists the supportive
housing resident in retaining the housing, improving his or her health status, and maximizing his
or her ability to live and, when possible, work in the community (Section 65582(g) of the State
Government Code). Target population means persons with low incomes who have one or
more disabilities as described in Section 65582(i) of the State Government Code.
19.04.299 Transitional housing.
Transitional housing means buildings configured as rental housing developments, but operated
under program requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point in time that
shall be no less than six months from the beginning of the assistance (Section 65582(j) of the
State Government Code).
B. Chapter 19.04, Definitions is hereby amended to revise or repeal the
definitions of
Efficiency living unit Hotel and Motor hotel to
specifically address qualified employee housing as an allowable use and clarify efficiency living
units within these definitions, to eliminate redundancy of terms, and to renumber accordingly, as
follows:
19.04.010 Agriculture.
Agriculture means the use of the land for agricultural purposes, including farming, dairying,
pasturage, agriculture, horticulture, floriculture, viticulture, apiaries, animal husbandry
(excluding swine); incidental to other agricultural uses; and the necessary accessory uses for
storing produce and qualified employee housing; provided, however, that the operation of any
such accessory use shall be secondary to that of primary uses and shall not include stockyards or
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the commercial feeding of garbage or offal to animals. (Ord. 1212 § 1, 1969; prior code §
33.1401).
19.04.014 Repealed.
19.04.014 Apartment, efficiency.
Efficiency apartment means a dwelling unit in a multifamily building, consisting of not more
than one habitable room, together with cooking and sanitary facilities. (Ord. 1212 § 1, 1969;
prior code § 33.1401).
19.04.062 Crop and tree farming.
Crop and tree farming means the raising for commercial purposes of any truck, field or orchard
crops or wholesale nurseries or greenhouses, including necessary buildings incidental to such
crop and qualified employee housing. (Ord. 1212 § 1, 1969; prior code § 33.1401).
19.04.074 Dwelling.
Dwelling means any building or portion thereof designed or used exclusively as the residence
of one or more persons, but not including a hotel/motel, tent, cabin, trailer or mobile home. (Ord.
1212 § 1, 1969; prior code § 33.1401).
19.04.088 Efficiency living unit.
Efficiency living unitmeans a dwelling unit for occupancy, which has a minimum floor area of
one hundred fifty (150) square feet and a maximum floor area of four hundred fifty (450) square
feet and which may also have partial kitchen or bathroom facilities and shall have the same
meaning as Efficiency Unit as defined in Section 17958.1 of the California Health and Safety
Code (Ord. 1212 § 1, 1969; prior code § 33.1401). means any room having cooking facilities and
used for combined living, dining and sleeping purposes and meeting the requirements of Section
17315 of Part 7 of the State Housing Law, Title 8, Chapter 9, Article 8
19.04.092 Repealed.
19.04.092 Family.
n,
or a group including unrelated individuals bearing the generic character of and living together as
a relatively permanent bona fide housekeeping unit sharing such needs as cooking facilities.
(Ord. 2034 § 1, 1983; Ord. 1697 § 1, 1976; Ord. 1212 § 1, 1969; prior code § 33.1401).
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19.04.112 Hotel/motel.
Hotel/motel means a building or group of buildings comprised of six or more guestrooms or
suites of rooms, where a majority of such rooms are occupied, intended or designed for
occupancy by guests for temporary lodging or sleeping purposes for less than thirty (30)
consecutive calendar days, and is held out as such to the public individual sleeping or living
units without kitchens, except as otherwise provided herein, for the accommodation of transient
guests (not including hospitals, residential facilities, qualified employee housing, boarding or
lodging houses or single room occupancy residences). (Ord. 2034 § 1, 1983; Ord. 1212 § 1,
1969; prior code § 33.1401.)
19.04.156 Repealed.
19.04.156 Motor hotel, including motel and hotel.
Motor hotel, including motel and hotel means a building or group of buildings comprising
individual sleeping or living units, provided not more than 30 percent of the individual living
units may contain kitchen facilities. (Ord. 1212 § 1, 1969; prior code § 33.1401).
C. Chapter 19.14 Administrative Procedures Permits Applications
Hearings Appeals Section 19.14.030 Zoning Administrator Actions authorized
without public hearing is hereby amended to add residential facilities for 7 or more persons,
and renumber accordingly, as follows:
19.14.030 Zoning Administrator Actions authorized without public hearing.
The Zoning Administrator is authorized to consider and to approve, disapprove or modify
applications on the following subjects, and/or issue the following required permits without
setting the matter for a public hearing:
A. Conditional Use Permit. The Zoning Administrator shall be empowered to issue conditional
use permits, as defined herein, in the following circumstances:
Residential facilities for 7 or more persons, in accordance with CVMC 19.58.268.
9. An amendment of an existing Conditional Use Permit for a church or religious institution
that is necessary to accommodate an Emergency Shelter as an accessory use to a church or
religious institution that is permitted by right in accordance with CVMC 19.58.110.
D. Chapter 19.16 Exceptions and Modifications, Section 19.16.030
Agricultural uses Permitted when Conditional use permit required when is hereby
amended to include qualified employee housing as an accessory building in crop and tree
farming, as follows:
19.16.030 Agricultural uses Permitted when Conditional use permit required when.
Crop and tree farming and any associated qualified employee housing, as defined herein, shall be
permitted as an interim use in any zone, provided the area in which said use is located has not
been subdivided or plotted so as to result in parcels of less than one acre. Any buildings, such as
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accessory farm buildings, packing sheds, wholesale nurseries, qualified employee housing, etc.,
shall be subject to a conditional use permit. (Ord. 1212 § 1, 1969; prior code § 33.1001(B)).
E. Chapter 19.20 Agricultural Zone, Section 19.20.030 Accessory uses and
buildings is hereby amended to delete housing for transient labor and renumber accordingly, as
follows:
19.20.030 Accessory uses and buildings.
Accessory uses and buildings customarily incidental to any of the above uses permitted in the
agriculture zone, subject to the regulations for such as required herein, include:
A. Living quarters of persons regularly employed on the premises and transient labor,
maximum of two families; but not including labor camps, labor dwellings, or other
accommodations or areas for transient labor (see CVMC 19.58.200 for provisions for labor
dwellings or camps);
F. Chapter 19.20 Agricultural Zone Section 19.20.040 Conditional uses is
hereby amended to delete housing for transient labor and renumber accordingly, as follows:
19.20.040 Conditional uses.
The following uses shall be permitted in the A zone; provided, a conditional use permit is issued
in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be applicable,
and CVMC 19.14.050 through 19.14.090:
E. Quarters, accommodations, or areas for transient labor in excess of two families, such as
labor dwellings or camps, subject to the provisions of CVMC 19.58.200;
G. Chapter 19.28 R-3 Apartment Residential Zone, Section 19.28.020
Permitted uses is hereby amended to add a single room occupancy residence and boarding or
lodging house as a permitted residential use and renumber accordingly, as follows:
19.28.020 Permitted uses.
Principal permitted uses in the R-3 zone are as follows:
G. Residence, single room occupancy (SRO).
H. Boarding or lodging houses;
H. Chapter 19.28 R-3 Apartment Residential Zone, Section 19.28.040
Conditional uses is hereby amended to delete boarding or lodging houses as a conditional
residential use and renumber accordingly, as follows:
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19.28.040 Conditional uses.
The following uses shall be permitted in the R-3 zone; provided, a conditional use permit is
issued in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be
applicable, and CVMC 19.14.050 through 19.14.090:
A. Boarding or lodging houses;
I. Chapter 19.38 C-V Visitor Commercial Zone, Section 19.38.020
Permitted uses is hereby amended to revise the term hotels, motels and motor hotels to
hotel/motel, and renumber accordingly, as follows:
19.38.020 Permitted uses.
Principal permitted uses in the C-V zone are as follows:
A. Hotels/,motels and motor hotels, subject to the provisions of CVMC 19.58.210, with such
incidental businesses to serve the customer or patron; provided, such incidental uses and
businesses not otherwise permitted in this zone shall be operated in the same building and in
conjunction with this permitted use; (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2160 § 1, 1986; Ord.
2108 § 1, 1985; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.510(B)).
J. Chapter 19.40 C-T Thoroughfare Commercial Zone Section 19.40.020
Permitted uses is hereby amended to revise the term motor hotels and motels to
hotels/motels, and renumber accordingly, as follows:
19.40.020 Permitted uses.
Principal permitted uses in a C-T zone are as follows:
Motor hHotels and /motels, subject to the provisions of CVMC 19.58.210
(Ord. 3316 § 5, 2014; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2273 § 7, 1988; Ord. 2160 § 1, 1986;
Ord. 2108 § 1, 1985; Ord. 1954 § 1, 1981; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code
§ 33.511(B)).
K. Chapter 19.40 C-T Thoroughfare Commercial Zone Section 19.40.030
Conditional uses is hereby amended to add emergency shelters as conditional use and
renumber accordingly, as follows:
19.40.030 Conditional uses.
The following uses shall be permitted in the C-T zone; provided, a conditional use permit is
issued in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be
applicable, and CVMC 19.14.050 through 19.14.090:
T. Emergency shelters subject to the provisions of CVMC 19.58.143.
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L. Chapter 19.44 I-L Limited Industrial Zone Section 19.44.020 Permitted
uses is hereby amended to add emergency shelters as a permitted use, and renumber
accordingly, as follows:
19.44.020 Permitted uses.
Permitted uses in an I-L zone are as follows:
Emergency shelters, limited subject to the provisions of CVMC 19.58.143. (Ord. 3153 § 2
(Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1281 § 1, 1970; Ord. 1212 § 1, 1969; prior code §
33.513(B)).
M. Chapter 19.48 P-C Planned Community Zone, Section 19.48.025
Community purpose facilities Minimum acreage required Permitted uses. is hereby
amended to revise and clarify homeless services as a permitted use subject to a conditional use
permit with emergency shelters permitted under the terms and conditions governing its
development:
19.48.025 Community purpose facilities Minimum acreage required Permitted uses.
C. The required CPF acreage shall have a CPF, community purpose facilities, land use
designation. All of the following uses are permitted subject to approval of a conditional use
permit:
3. Services for homeless. Emergency shelters for the homeless may be allowed subject to and
in accordance with the provisions of CVMC 19.58.110 or 19.58.143, as may be applicable;
N. Chapter 19.54 Unclassified Uses, Section 19.54.020 Designated
Limitations and standards is hereby amended to add residential facilities, and renumber
accordingly, as follows:
19.54.020 Designated Limitations and standards.
The following uses may be considered for location in any zone, subject to the provisions set forth
herein, and additional conditions set forth in Chapter 19.58 CVMC (references indicated for
uses):
V. Residential facilities: See CVMC 19.58.268.
Conditional use permit applications for the uses listed in this section shall be considered and
approved by the following body or official. The Zoning Administrator shall approve all
ambulance services, trailers (commercial coaches), and certified farmers markets, and
residential facilities for 7 or more persons. The City Council, subsequent to its receipt of
recommendations thereon from the Planning Commission, shall approve establishments or
enterprises involving large assemblages of people or automobiles (subsection (J) of this section),
and public or quasi-public uses (subsection (M) of this section). The Planning Commission shall
approve all other conditional use permits for unclassified uses not mentioned in this paragraph.
(Ord. 3268 § 3, 2013; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2958 § 1, 2004; Ord. 2921 § 2, 2003;
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Ord. 2449 § 1, 1991; Ord. 2296 § 6, 1989; Ord. 2169 § 1, 1986; Ord. 2075 § 3, 1984; Ord. 2054
§ 1, 1983; Ord. 1878 § 2, 1979; Ord. 1711 § 1, 1976; Ord. 1697 § 1, 1976; Ord. 1626 §§ 1, 2,
1975; Ord. 1464 § 2, 1973; Ord. 1456 § 2, 1973; Ord. 1356 § 1, 1971; Ord. 1281 § 2, 1970; Ord.
1246 § 2, 1969; Ord. 1232 § 2, 1969; Ord. 1212 § 1, 1969; prior code § 33.535(A)).
O. Chapter 19.58 Uses is hereby amended to add terms and conditions governing
the development of emergency shelters, qualified employee housing, residential facilities, single
room occupancy residences and transitional and supportive housing, delete labor camps and
renumber accordingly, as follows:
19.58.110 Church, hospital, convalescent hospital, religious or eleemosynary institution.
B. The provision of temporary an emergency shelter for the homeless in accordance with the
following standards and requirements is considered accessory to the church use or religious
institution (no conditional use permit required) subject to compliance with the following
standards:
1. Temporary emergency shelters operating for thirty (30) days or less in any 365-day period
which are accessory uses to religious institutions or religious organizations are exempt from
this section.
2. The primary church use or religious institution was authorized through a conditional use
permit approval.
3. Appropriate design accommodations for the emergency shelter were included in the
original facility design, and the emergency shelter was listed as an accessory use and
identified in the original conditional use permit application. Where the emergency shelter
was not initially contemplated and included in the original conditional use permit, such
conditional use permit must be amended in accordance with the provisions of CVMC
19.14.030 (A).
4. Emergency shelters shall comply with current California Health and Safety Codes and
California Building Codes in effect upon its construction.
5. No rent of fees of any kind shall be charged for emergency shelter services offered to
homeless persons.
6. Within Residential Zones, emergency shelter accommodations shall be limited to twelve
(12) persons at a single time.
7. A person residing at the facility shall be limited to sixty (60) days of accomodations.
1. A shelter may accommodate a maximum of 12 guests for two weeks per year. Two additional
nonconsecutive two-week periods may be authorized by the Zoning Administrator, provided no
opposition has been expressed by surrounding property owners or residents; otherwise the City
Council shall have the authority to grant such extensions.
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2. The guests shall be prescreened by a recognized social service agency to determine resident
suitability. Active alcohol or drug abusers as well as those with criminal convictions of a felony
or any crime of violence or significant mental illness shall be excluded from the program.
Supervision shall be provided at all times both on-site and during arrivals and departures from
the shelter.
3. A floor plan and set-up of the space to be occupied shall be submitted along with a description
of the prescreening agency and criteria.
A post set-up, pre-shelter inspection shall be conducted by the City in order to determine
compliance with applicable building, health, safety and fire regulations.
4. A church which is providing shelter for the first time, or which has not provided shelter in the
last 18 months, shall provide the City with certification that written notice of the proposal has
been given to properties within 300 feet of the shelter site. The host congregation is encouraged
to hold a neighborhood meeting to inform residents of the proposal and answer questions well
before the commencement date.
5. The shelter may be subject to closure for the violation of the standards or determination by the
Zoning Administrator that the shelter guests have been the negligent or intentional cause of one
or more neighborhood disturbances.
6. Shelter proposals beyond the limit noted in subsection (B)(1) of this section, including
extensions, are considered conditional uses and may only be permitted by issuance of a
conditional use permit. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2485 § 1, 1991; Ord. 2290 § 1,
1989; Ord. 2287 § 2, 1988; Ord. 2285 § 1, 1988; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior
code § 33.901(B)(10)).
19.58.143 Emergency Shelters.
Consistent with Government Code Sections 65582, 65583(a), and 65589.5, all California cities
are required to identify a minimum of one zone that permits emergency shelters by right. The
purpose of this section is to establish standards to ensure that the development of emergency
shelters does not adversely impact adjacent parcels or the surrounding neighborhood, and that
they are developed in a manner that protects the health, safety, and general welfare of the nearby
residents and businesses, and the character of the City of Chula Vista.
Emergency shelters may be allowed in the I-L industrial zone or an equivalent limited industrial
zone within a City approved Sectional Planning Area plan or Specific Plan, subject to a non-
discretionary Development Review Permit pursuant to Government Code Section 65583 (a)(4).
Emergency shelters may be allowed in the C-T thoroughfare commercial zone or an equivalent
commercial zone or on land designated as community purpose facilities" (CPF) within a City
approved Sectional Planning Area plan or Specific Plan with an approved conditional use permit
authorized in accordance with the provisions of CVMC 19.14.040, as may be applicable, and
CVMC 19.14.050 through 19.14.090.
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Emergency shelters are subject to the following standards. Emergency shelters operating for
thirty (30) days or less in any 365-day period which are accessory uses to religious institutions or
religious organizations are exempt from this section:
A. No individual shall be denied emergency shelter because of an inability to pay.
B. Emergency shelters shall be operated under the authority of a governing agency or private
organization that provides, or that contracts to provide, emergency shelters and which, when
required by law, is properly registered and licensed.
C. Emergency shelters shall comply with applicable California Health and Safety Codes.
D. Emergency shelters shall comply with all property development standards of the zone in
which they are located, and in addition, no emergency shelter shall be located within three
hundred feet of another such facility, said measurement being defined as the shortest distance
between the outside walls of the structures housing such facilities.
E. Parking shall be as required by Chapter 19.62 -
F. Each emergency shelter shall include, at a minimum, the following:
1. Interior and exterior lighting necessary for security, safety, and operational purposes shall
conform to the California Code of Regulations Title 24, Parts 2, 2.5 and 6 or any successor
provisions as applicable in effect at the time the application is deemed complete. Exterior
lighting shall be stationary, directed away from adjacent properties and public right-of-ways;
2. If client intake is to occur on-site, there shall be an indoor client intake/waiting area equal
to a minimum of ten square feet per bed provided at the facility. If an exterior waiting area is
also provided, it shall be enclosed or screened from public view and adequate to prevent
obstructing of the public right-of-way and required parking and access;
3. Clean, sanitary beds and sanitation facilities, including showers and toiletries; and
4. Segregated sleeping, lavatory and bathing areas if the emergency shelter accommodates
both men and women in the same building. Reasonable accommodation shall be made to
provide segregated sleeping, lavatory and bathing areas for families.
G. At least one facility manager shall be on-site at all hours the facility is open and one hour
prior to and after facility operating hours. At least one full-time equivalent employee shall be
required to be on-site during facility operating hours for every 20 beds in the facility.
H. Emergency shelters may provide one or more of the following types of supportive facilities
or services for the exclusive use or benefit of the shelter clients:
1. Central cooking and dining room(s);
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2. Recreation areas, indoor and/or outdoors;
3. Laundry facilities for clients to wash their clothes;
4. Intake and administrative offices;
5. Counseling and other supportive services; or
6. Secure storage areas for bicycles and other personal possessions.
I. The agency or organization operating the shelter shall have a written Facility Management
Plan consisting of, as applicable, provisions for staff training; neighborhood outreach; security;
screening of residents to ensure compatibility with services provided at the facility; training,
counseling, and treatment programs for residents, and facility information, including the number
of persons who can be served nightly, the location of onsite waiting and intake areas, the
provision of onsite management, and onsite security during hours of operation, as established in
Government Code Section 65583 (a)(4)(A).
19.58.144 Qualified employee housing.
A. Qualified employee housing providing accommodations for six or fewer employees, pursuant
to Health and Safety Code Section 17021.5 (b), shall be deemed a single-family dwelling and is
allowed in residential zones. Qualified employee housing is subject to all municipal codes,
regulations and other standards generally applicable to other residential dwellings of the same
type in the same zone.
B. Qualified employee housing providing accommodations for seven or more employees and
consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a
single family or household, pursuant to Health and Safety Code Section 17021.6 (b), shall be
deemed an agricultural land use and is allowed in such zones for agricultural use or an equivalent
agricultural zone within a City approved Sectional Planning Area plan or Specific Plan.
Qualified employee housing is subject to all municipal codes, regulations and other standards
generally applicable to other agricultural activity in the same zone.
19.58.200 Labor camps.
No labor camp structure shall be located closer than 20 feet from any property line, and not
closer than 50 feet from the front lot line. When adjoining an R zone, no structure shall be closer
than 100 feet from the adjoining property line. The aggregate site area shall contain not less than
3,000 square feet of land area for each tent or trailer space or cabin or for each three workers,
and no structure shall be closer than 10 feet from any other structure. A usable recreation area
shall be provided for each labor camp, and shall contain not less than 200 square feet of area for
each dwelling space or unit or each three workers. Access roads and parking areas shall have a
durable and dustless surface and areas shall be so graded as to dispose of all surface water
accumulated within the area. A temporary certificate of occupancy will be issued for a period not
to exceed one year, subject to renewal. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord.
1212 § 1, 1969; prior code § 33.901(B)(19)).
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19.58.265 Residence, single room occupancy (SRO).
Single room occupancy residences, as defined in CVMC 19.04.194.1 are allowed in multiple-
family residential zones or an equivalent residential zone within a City approved Sectional
Planning Area plan or Specific Plan, subject to Government Code Sections 65589.5 and
65583(c)(1). Single room occupancy residences are subject to all municipal codes, regulations
and other standards generally applicable to multiple-family residential buildings in the same
zone.
19.58.268. Residential facility
Residential facilities, as defined in CVMC 19.04.198.1, for six or fewer residents are allowed in
residential zones or an equivalent residential zone within a City approved Sectional Planning
Area plan or Specific Plan. Residential facilities for 7 or more persons are allowed in any zone
as an unclassified use with an approved conditional use permit and shall be authorized in
accordance with the provisions of CVMC 19.14.030 (A), subject to the following standards:
A. If the residential facility consists of individual dwelling units, the maximum density shall not
exceed the maximum permitted residential density of the applicable zone.
B. Only one residential facility may be permitted per lot or premises.
C. Residential facilities are not permitted three hundred (300) feet from another licensed
residential facility with said measurement being defined as the shortest distance between the
outside walls of the structures housing such facilities; provided, however, that residential
facilities for the elderly, drug and alcohol treatment, foster family housing, or transitional shelter
care facilities, as defined in Section 1502(A)(11) of the California Health and Safety Code, are
exempt from the requirements of this Section 19.58.268(C).
D. The facility shall provide off-street parking spaces as required by CVMC 19.62.050 (34).
E. All units designed for people with disabilities shall comply with the standards of Title 24 of
the California Code of Regulations, also known as the California Building Standards Code and.
the applicant must certify that units designed for people with disabilities complies with all
applicable federal and state disabled persons accessibility requirements, including but not limited
to the Federal Fair Housing Act, Section 504 of the Construction Act of 1973, Title II and/or
Title III of the Americans with Disabilities Act of 1990, and the Uniform Federal Accessibility
Standards.
F. Congregate dining facilities may be provided, subject to the following conditions:
1. Dining shall be limited to use by residents, guests, and employees of the individual
facility; dining shall not be open to the public.
2. A separate service entrance to the kitchen with an adequate loading area shall be provided.
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3. Congregate dining floor area shall not count toward calculation of any open space
requirements.
G. The facility may include accessory retail and personal service uses appropriate for the
population served and limited to use by residents, guests, and employees of the individual
facility, subject to the permit requirements of the applicable zone.
1. Accessory retail uses are permitted on any site containing attached residential (for sale,
rental or residential facility) exceeding the density of 20 dwelling units per net acre. The use
may offer a limited selection of convenience goods and services for the daily needs of the
residents. Examples may include, but are not limited to: mini-markets under 5,000 square
feet; eating establishments, excluding drive throughs, under 3,000 square feet; retail shops,
walk-up banks and/or automated teller machines, or drug stores under 2,000 square feet; and
personal services under 2,000 square feet.
2. Personal service uses provide non-medical retail sales and services to individuals as a
primary use. Examples may include: barber and beauty shops, clothing rental, dry cleaning
pick-up stores with limited equipment, home electronics and small appliance repair,
laundromats (self-service laundries), locksmiths, pet grooming with no boarding, shoe repair
shops, tailors, tanning salons, and travel agencies. Personal services does not include
Massage parlor, which is defined separately in this Section.
I. Approval must be obtained from applicable agencies concerning health and safety conditions,
and said residential facility must be licensed by such agencies, as required.
J. If a conditional use permit is required, a business license must be obtained concurrently with
the conditional use permit.
19.58.315 Supportive and transitional housing.
Supportive housing, as defined in CVMC 19.04.290.1, and transitional housing, as defined in
CVMC 19.04.299, are allowed in residential zones or an equivalent residential zone within a
City approved Sectional Planning Area plan or Specific Plan pursuant to Government Code
Section 65583(a)(5), and subject to all municipal codes, regulations and other standards
applicable to other residential dwellings of the same type in the same zone.
P. Chapter 19.62 Off-Street Parking and Loading Section 19.62.050 Number of
spaces required for designated uses is hereby amended to revise and add the required parking
for large bedroom dwelling units, efficiency living units, emergency shelters, qualified employee
housing, and residential facilities and renumber accordingly, as follows:
19.62.050 Number of spaces required for designated uses.
In the case of any building, structure or premises, the use of which is not specifically mentioned
herein, or in the opinion of the approving authority is not similar to any use found herein, the
approving authority may apply a ratio based on a similar existing use not found herein. In
computing parking requirements, a resultant fractional space of one-half shall count as a full
space.
2003\\02\\2420840.4
Ordinance
Page 16
The number of off-street parking spaces required shall be as set forth in the following:
Businesses or Use and Number of Spaces Required
11. Dwellings, single-family, duplex:
Two for each family or dwelling unit; both spaces shall be in a garage with a minimum
area of 400 square feet (see Chapter 19.22 CVMC for remodeling of garages). One
additional for each bedroom over four bedrooms.
Dwellings, multiple, supportive housing or transitional housing:
One per unit for each efficiency living unit or single room occupancy residence.
One and one-half per unit for each studio or one-bedroom dwelling unit apartment.
Two per unit for each two-bedroom dwelling unit apartment.
Two per unit for each three-bedroom dwelling unit or larger apartment.*
One additional for each bedroom over four bedrooms.
19. Hotels/Motels, motels, motor hotels:
One space for each living or sleeping unit, plus one space for every 25 units, or portion
thereof, to be provided on the same lot.
Emergency shelters.
One for every five beds, one for each one and one-half persons employed at one time in
the normal operation of the establishment, and one loading space for delivery services.
33. Qualified employee housing.
Qualified employee housing for six or fewer persons shall have the same number of
spaces required for residential dwellings. Qualified employee housing for 7 or more
persons shall have one for every three beds, one for each one and one-half persons
employed at one time in the normal operation of the establishment, and one loading space
for delivery services.
34. Residential facilities.
Residential facilities for six or fewer persons shall have the same number of spaces
required for residential dwellings. Residential facilities for 7 or more persons shall have
one for every five beds, one for each person employed at one time in the normal
operation of the establishment, and one loading space for delivery services. (Ord. 3153 §
2003\\02\\2420840.4
Ordinance
Page 17
2 (Exh. A), 2010; Ord. 2584 § 7, 1994; Ord. 2132 § 1, 1985; Ord. 1856 § 1, 1979; Ord.
1531 § 2, 1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.801(E)).
Section III. Severability
If any portion of this Ordinance, or its application to any person or circumstance, is for
any reason held to be invalid, unenforceable or unconstitutional, by a court of competent
jurisdiction, that portion shall be deemed severable, and such invalidity, unenforceability or
unconstitutionality shall not affect the validity or enforceability of the remaining portions of the
Ordinance, or its application to any other person or circumstance. The City Council of the City of
Chula Vista hereby declares that it would have adopted each section, sentence, clause or phrase
of this Ordinance, irrespective of the fact that any one or more other sections, sentences, clauses
or phrases of the Ordinance be declared invalid, unenforceable or unconstitutional.
Section IV. Construction
The City Council of the City of Chula Vista intends this Ordinance to supplement, not to
duplicate or contradict, applicable state and federal law and this Ordinance shall be construed in
light of that intent.
Section V. Effective Date
This Ordinance shall take effect and be in force on the thirtieth day after its final passage.
Section VI. Publication
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause
the same to be published or posted according to law.
Presented by: Approved as to form by
_____________________________________ ____________________________________
Kelly G. Broughton, FASLA Glen R. Googins
Director of Developmental Services City Attorney
2003\\02\\2420840.4
Attachment 5
State law requires local governments to address housing for diverse populations through local
zoning. To comply with the State requirements, the City is proposing text amendments to revise
the zoning regulations to accomplish the following:
Define emergency shelter and allow emergency shelters by right within the Limited
Industrial (I-L) zone and as a conditional use within the Thoroughfare Commercial (CT)
zone and as a community purpose facility (Government Code § 65582 (j) and 65583
(a)(4)).
Define transitional and supportive housing and subject only to those restrictions that
apply to other residential dwellings of the same type in the same zone (Government
Code § 65582 (g) and (j) and 65583 (a)(5)).
Define employee housing (primarily for agricultural employees) and permit as an
agriculture use subject only to those restrictions that apply to agricultural uses in the
same zone, and permit employee housing for six or fewer employees in all residential
zones, subject only to those standards generally applicable to single-family dwellings
(Health & Safety Code § 17021.5 (b) and 17021.6 (b)).
Define single-room occupancy residences and permit within the R-3 Apartment
Residential and Office Commercial (CO) zone (Government Code § 65583 (c)(1)) and
include s
annual housing permit.
Define licensed residential facilities, permit facilities for six or fewer people in all
residential zones, and permit facilities for seven or more people as an unclassified use
subject to a conditional use permit (Government Code § 65583 (c)(3), Federal Fair
Housing Act Amendments and California Fair Employment and Housing Act).
Clean up of various other land uses to provide clarity of definitions and to ensure fair and
equal treatment of such uses
To Inform with the goal of providing the public with balanced and objective information to assist
them in understanding the problems and the project, alternatives and/or solutions, the decision
process, and also to provide feedback on how public input may have influenced the outcome.
Inform the community about the need for housing, particularly for the more vulnerable in
the community, the requirements of State law and consequences, and how the City is
proposing to revise the Chula Vista Municipal Code to comply with State law.
Provide answers to questions and engage the community in constructive conversation
related to the Project.
Inform of the schedule/timeline.
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Information regarding the proposed amendments to the CVMC was made available to the public
through the Development Ser
www.chulavistaca.gov/housing. A draft of the proposed Supportive Residential Land Use
Ordinance updating the Planning and Zoning Code, a copy of the presentation, notices and
comments was made available to review at www.chulavistaca.gov/housing and at the following
locations:
Civic Center Library (365 F St)
South Chula Vista Library (389 Orange Ave)
Development Services Department Front Counter
Bldg B & Housing Division Building C (276 Fourth Ave)
Several opportunities were provided for the community and interested parties to learn
and understand the proposed amendments to the Chula Vista Municipal Code Update
and included the following:
Description Date & Time Location
Chula Vista Civic Center
Building C, CR C-101
Wed, Jan 25, 2017
276 4th Ave, Chula
Housing Advisory Commission
3:30 pm
Vista, CA 91910
Chula Vista Civic Center
Thurs, Aug 23, 2018
Building C, CR B111-112
Development Oversight Committee
276 4th Ave, Chula
10 11:30 am
Vista, CA 91910
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Description Date & Time Location
Chula Vista Police Dept
Thurs, Sept 13, 2018
Community Room
Community/Stakeholder (early evening)
6-7:30 pm
315 4th Ave, Chula
Vista, CA 91910
Norman Park Senior
Mon, Sept 17, 2018
Center
Community/Stakeholder Meeting (day)
10 am 11:30 am
270 F St, Chula Vista,
CA 91910
Oct 2018
Briefing:
Sending invite to membership for
Southwest Chula Vista Civic Association
Community Meetings
Sending invite to membership for
Briefing: Crossroads II
Community Meetings
Briefing: Chula Vista Community
Tues, Sept 11, 2018 270 C Street, Chula
Collaborative
9:00 AM 11:00 AM Vista, CA 91910
3939 Iowa Street
Briefing: San Diego Housing Federation
Wed, Sept 12, 2018 Suite 1
Policy Subcommittee
9:00 AM 10:30 AM San Diego, CA,
second Wednesday of the month
92104
Description Date & Time Location
Joint Meeting
Chula Vista City Hall
Planning Commission
Council Chambers
ndth
Wed, September 26, 2018 at
2 & 4 Wednesday of the Month
276 Fourth Avenue
6 pm
Chula Vista CA
Housing Advisory Commission
91910
Special Meeting
Tues, October 16, 2018 at 5
pm First Reading
Chula Vista City Hall
Tues, October 23, 2018 at 5
Council Chambers
pm Second Reading &
City Council 276 Fourth Avenue
Adoption
Chula Vista CA
Ordinance shall take effect and be
91910
in force on the thirtieth day after its
final passage.
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N oticing and advertisement of the community meetings and actions before legislative bodies
included the following:
Display ad published in the Star News on Friday, September 7, 2018;
Direct mailings to 25 persons/organizations;
Distribution of invitations and notices via electronic mail from the City to nearly 250
persons/organizations;
Email blasts directly from Chula Vista Community Collaborative, San Diego Housing
Federation, Southwest Civic Association and Crossroads II to their members;
Posting of the mee
and,
Posting of flyers at key City facilities (libraries and City Hall) within Chula Vista.
Invited to all meetings and to receive all notifications/updates
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A total of twenty-six persons were in attendance at the two informational meetings held
on Thursday, September 13, 2018 at 6 pm and Monday, September 17, 2018 at 10 am.
The following represents the comments received and responses provided at such time
and as further clarified. A copy of the comments and responses is available on the
www.chulavistaca.gov/housing and was emailed to
those attendees who provided email addresses.
Comments Response
Emergency Shelters
What services, such as medical An emergency shelter will be defined consistent with
services, are required as part of an definition (Health and Safety Code §
emergency shelter? 50801 (e)):
homeless persons that is limited to occupancy
of six months or less by a homeless person.
No individual or household may be denied
emergency shelter because of an inability to
No services are required and, if provided, are
minimal in nature. Emergency shelters are typically
a structure with beds and meals provided on a short
term basis.
Single Room Occupancy Residences
Does Chula Vista have a SRO No, the City does not have a SRO replacement
replacement ordinance? ordinance. At this time, the single room occupancy
land use is a proposed new land use and there are
no existing residential hotels within Chula Vista.
An SRO replacement ordinance will be part of the
ongoing work program for updates to the CVMC.
Parking
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Comments Response
Support higher parking requirements Updates to CVMC Chapter 19.62 -Street
for larger residential dwelling units (5 propose a requirement for
bedrooms or more). However, one additional parking space for each bedroom over
parking for these homes should not four bedrooms. However, the proposed update has
be provided in the front or side yard been revised to eliminate language allowing the
setbacks despite a requirement for a required parking within the front or side yard setback
minimum of 25 foot or 40 foot under certain conditions. Parking shall be provided
driveway. The City has limited in conformance with the existing CVMC Chapter
resources (e.g. Code Enforcement) 19.62.
to enforce such conditions. The front
and side yards should not be used for
parking and would like to see more
as landscaped areas.
The parking ratio for SROs and The parking ratio of one space per unit is consistent
efficiency living units at one space with other transitory uses within the CVMC (e.g.
per unit may be too stringent as the hotels/motels and boarding/rooming houses).
intended population group utilizes
Should such residential uses be comprised of
public transportation.
housing affordable to low income households and
located near transit, reduced parking ratios under
California Government Code Section 65915 may
apply.
Homelessness
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Homeless are leaving trash, junk and The Chula Vista Homeless Outreach Team (HOT)
debris on properties and streets that consists of a collaboration of City staff including the
the City should address. Chula Vista Police Department (CVPD), Public
Works, and Parks and Recreation, along with
several community partners such as including San
Diego Family Health Center, McAlister Institute,
Community Through Hope, Bay View Hospital,
Scripps Hospital, South Bay Community Services,
Veterans Affairs, South Bay Pioneers, East County
Transitional Living Center, South Bay Guidance
Center, and the San Diego County Health and
Human Services Agency. This multi-disciplinary
group focuses on outreaching to the homeless
population daily. Specific emphasis is made on
Tuesdays when the group provides outreach to five
City parks: Eucalyptus, Friendship, Harborside,
Lauderbach, and Memorial. Additionally, Park
Rangers, Public Works and Code Enforcement work
towards the removal of unattended items and trash
and debris within the parks and other public areas,
as well as work with owners of identified private
properties. From January 2018 through August
2018, Park Rangers have removed 106,330 lbs. of
trash and 1,033 shopping carts from various
locations throughout the City.
Tiny Homes
Does Chula Vista have a tiny homes The proposed CVMC updates do not address the
ordinance? use of tiny homes as a residential structure.
The current CVMC does not prohibit tiny homes
within Chula Vista. Tiny homes would be reviewed
for its compliance with building codes related to a
recreational vehicle, mobilehome, manufactured
home, etc. and subject to all municipal codes,
regulations and other standards applicable to other
residential dwellings of the same type in the same
zone. Reference State HCD Memo 2016-01.
Comments Response
Accessory Dwelling Units
Does Chula Vista have an Accessory The proposed CVMC updates do not address
Dwelling Unit ordinance in compliance Accessory Dwelling Units.
with State law?
Yes, the City adopted an ordinance for Accessory
Dwelling Units and Junior Accessory Dwelling Units
in April 2018.
Group Living Arrangements
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Support providing housing for frail The proposed CVMC updates do not address Group
and vulnerable population groups but Living Arrangements.
with a level of oversight and
The City may not regulate unlicensed group homes
management so as not to impact
where unrelated individuals reside if those unrelated
surrounding community.
individuals are living as a single housekeeping or
family unit. California's Constitution contains an
express right to privacy. Over the years, the Court
has found that this right includes "the right to be left
alone in our own homes" and has explained that
"the right to choose with whom to live is
1
fundamental." Consequently, the California courts
have struck down local ordinances that attempt to
control who lives in a householdwhether families
or unrelated persons, whether healthy or disabled,
whether renters or owners. Based on the privacy
clause in the State Constitution, California case law
requires cities to treat groups of related and
unrelated people identically when they function as
one household.
Group homes are seen as a business California law explicitly protects both unlicensed
that should not be allowed within R-1 group living arrangements living as a household unit
or single family neighborhoods. and licensed group living arrangements serving six
Single family homes in residential or fewer residents. State law requires local
neighborhoods are being rented to jurisdictions to consider a licensed group living
multiple unrelated persons for high arrangement serving six or fewer residents as a
rents. residential use of property and as a family for
purposes of any law or zoning ordinance that relates
to residential uses of property.
Other laws such as the Federal Fair Housing Act (42
U.S.C. Section 3601) and the California Fair
Employment and Housing Act provide protection for
group living arrangements, regardless of their size, if
they serve certain protected persons, such as
disabled persons. In effect, these laws prohibit
restrictive regulations on group living arrangements
serving these protected classes no matter how
many people live in the home.
It is difficult to distinguish between residents living
together in a shared environment and operating as
a household unit versus boarders who may be
individual tenants paying rent for the exclusive use
of a room and certain facilities with no interaction or
sharing of the living environment amongst others.
Page | 11
High number of residents living in a Occupancy restrictions are set by the Uniform
single family home. Example of 12 The UHC establishes
persons renting out a five bedroom the number of people who may live in a house
home. What are the occupancy limits based on its size. Local jurisdictions cannot impose
for housing? more restrictive occupancy limits than those
established in the UHC. The UHC provides that at
least one room in a dwelling unit must have 120
square feet. Other rooms used for living must have
at least 70 square feet (except kitchens). If more
than two persons are using a room for sleeping
purposes, there must be an additional 50 square
feet for each additional person. The Code does not
distinguish between a bedroom, living room, dining
room, and kitchen. All rooms can be used for
sleeping except bathrooms, hallways, closets, and
stairwells. Using this standard, a five bedroom home
with 1,460 square feet of bedroom, living room,
dining room and family room space, can
accommodate up to 33 persons.
Can an HOA restrict the use of Fair housing laws prohibit the discrimination in the
homes and set occupancy limits? sale, rental, and financing of dwellings, and in other
housing-related transactions based upon disability,
familial status, source of income, race, occupancy
by low and moderate income persons, and many
other factors.
Such laws are applicable to all housing providers,
such as real estate agents, builders, contractors,
condominium associations, financial institutions,
rental/leasing agents, insurance agencies and
advertising agencies.
Therefore, State and Federal Fair Housing laws
would prevail.
Neighborhood Impacts: Residents The Chula Vista Police Department is able to
may abide by the rules of the group investigate criminal activity and vehicle code
living homes when on-site and in the violations, regardless of whether they occur in
home but at times choose to go out relation to a group living arrangement or non-group
into the neighborhood to take part in living arrangement residents/property.
activities such as drug use. When
Contacts to Report Issues of Concern
residents are evicted from the group
home, they choose to stay homeless
within the neighborhood they know,
which is a single family
neighborhood. As a result of the
impacts, these homes are high
utilizers of City resources, such as
Police and Code Enforcement.
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Balance the rights of protected These are complex issues arising out of Federal and
classes under Fair Housing with the may be
rights of the community as a whole. in conflict with another.
Understanding of the complexity of
the issues and federal and state Enforcement, Housing Division and Police
policies and actions that affect the Department continue to discuss the impacts and
ability to oversee group homes. issues surrounding group living arrangements. The
Looking for leadership from the City City will continue to look to case law, best practices
to make in roads where possible to and other resources to address impacts of such
address impacts. Where can change housing on the quality of life for the greater
be effected? community.
Page | 13
Affordable Housing
More affordable housing is needed. The proposed CVMC updates do not address
Projects like those at Third & K and
Third & L St (Serrano) have been housing policy. By updating the CVMC to allow for
marketed as being affordable when supportive residential land uses that may provide a
they are not. housing choice for economically vulnerable
population groups, the City will be implementing
State laws aimed at facilitating such housing
choices.
The State of California has acknowledged the
housing crisis particularly for those lower income
families as demonstrated through recent legislation,
funding programs and incentives made available to
facilitate the provision of housing.
While both the Third & K and Third and L St housing
developments are not deed restricted to specifically
limit rent and occupancy to low income tenants,
such housing has relatively reasonable housing
costs for Chula Vista working families. Housing at
varying price points and product types are needed
to accommodate all economic segments of the
population.
for , with
affordable housing? Needs to be 25 the annexation of the Otay Ranch properties, a
percent of all housing constructed Balanced Communities policy that requires 5
percent of all newly constructed housing be
affordable to low income households and an
additional 5 percent for moderate income
households, for a total of 10 percent of such
housing affordable to low and moderate income
households.
As the City embarks on the next Housing Element
cycle covering that period from 2021 to 2028, the
City will be reviewing, and as appropriate modifying,
its housing related policies to effectively address the
existing and future housing needs of the community.
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Item: ___3____
Meeting Date: 09/26/18
ITEM TITLE: Public Hearing: EIR-14-001; PCM-14-05; Consideration of an
Environmental Impact Report, amendments to the Otay Ranch General
Development Plan, and a Sectional Planning Area Plan including Planned
Community District Regulations/Design Plan (Chapter 3 - Development
Code) for the University Innovation District.
Resolution No. EIR-14-001; of the Planning Commission of the City of
Chula Vista recommending that the City Council make certain Findings
of Fact; adopt a Statement of Overriding Considerations; adopt a
Mitigation Monitoring and Reporting Program and certify the
Environmental Impact Report (EIR-14-001/SCH 2014121097) for
amendments to the Otay Ranch General Development Plan and adoption
of the University Innovation District Sectional Planning Area Plan
including Planned Community District Regulations/Design Plan (Chapter
3 Development Code) pursuant to the California Environmental Quality
Act.
Resolution No. PCM-14-05; of the Planning Commission of the City of
Chula Vista recommending that the City Council approve: amendments
to the Otay Ranch General Development Plan; a Sectional Planning Area
Plan; and an Ordinance adopting the Planned Community District
Regulations/Design Plan (Chapter 3 Development Code) for the
University Innovation District.
SUBMITTED BY: Scott D. Donaghe
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
The City of Chula Vista is proposing entitlement of the University Innovation (UI) District
Sectional Planning Area (SPA) Plan on approximately 383 acres within the Otay Ranch and
Eastlake III communities. The UI District SPA Plan defines: the vision; land use character and
mix; design criteria; pedestrian, bike and vehicular circulation systems; and the infrastructure
requirements for an approximately 10 million square-foot University and Innovation District that
will ultimately serve 20,000 students.
Planning Commission
Date: September 26, 2018
Page No. 2
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that there is substantial
evidence, in light of the whole record, that the project may have a significant effect on the
environment; therefore, the Director of Development Services has caused the preparation of an
Environmental Impact Report, EIR-14-001.
RECOMMENDATION
The Planning Commission adopts Resolutions EIR-14-001 and PCM-14-05, recommending that
the City Council approve:
1. A Resolution certifying EIR-14-001; and
2. A Resolution approving the Otay Ranch General Development Plan Amendments;
and
3. A Resolution approving the University Innovation District Sectional Planning Area
(SPA) Plan; and
4. An Ordinance approving the Planned Community District Regulations/Design Plan
(Chapter 3 Development Code) for the University Innovation District.
DISCUSSION
Location, Existing Site Characteristics and Ownership
The UI District is split between two sites; the Main Campus property and the Lake Property (see
Attachment 1 Location Map). The Main Campus Property is located southeast and west of the
intersection of Hunte Parkway and Eastlake Parkway and north of the Otay River Valley
-070-16, 644-080-09, 15, 16, 18 & 23 and a portion of 644-070-10).
The Main Campus site includes High Tech K-12 schools and is immediately west of the San
Diego Gas and Electric sub-station. Village 11 (Winding Walk) is to the north of the site and the
future Village 9 will be located to the west of the site. Future Village 10 will be located to the
south, as is the Otay River Valley. The site is within the Otay Valley Parcel of the Otay Ranch
General Development Plan (GDP), is vacant (except for High Tech K-12 which leases 10 acres
from the City) and has been used for agricultural purposes in the past.
The Lake Property is located just south of the Chula Vista Elite Athlete Training Center, east of
Salt Creek and the Otay Ranch Preserve, and west of the Lower Otay Lakes Reservoir
-040-06). The Lake Property is accessible via Wueste Road and is
within the Eastlake III GDP. The Lake Property is also vacant. Both of the UI District sites are
owned by the City of Chula Vista.
Project Description
The UI District is proposed to be developed with up to approximately 10 million square feet in a
mixed-use development format that includes academic/university, industrial, commercial, retail,
residential, and recreational uses. The proposed project would include up to approximately 4.4
Planning Commission
Date: September 26, 2018
Page No. 3
million square feet of academic space (including classrooms, laboratories, administrative offices,
library, physical plant, recreation, etc.), 1.6 million square feet of on-site living (e.g. student
residence halls), 2 million square feet of business innovation uses and 2 million square feet of
market rate residential units (approximately 2,000 units). The UI District would support a total of
34,000 people including a mix of students, faculty, staff, residents, and office/retail workers. The
university land uses are assumed to include up to 20,000 full-time students and 6,000 university
faculty and staff. Innovation uses would include a mix of office, laboratory, and retail uses to
support up to 8,000 jobs. Residents on the site are anticipated to include up to 5,400 students and
2,000 employees .
At buildout, the Project would offer a unique community that reflects a growing demand for
dynamic, urban education centers. The plan takes many qualities of a traditional campus (e.g.,
open landscaped spaces and coherent architectural edges) and integrates them with several
qualities of a contemporary town center (e.g., access to transit, pedestrian-friendly streets and
multi-use buildings with retail at street level).
Environmental Impact Report
Section 21002 of the California Environmental Quality Act (CEQA) requires that an
environmental impact report identify the significant effects of a project on the environment and
provide measures or alternatives that can mitigate or avoid those significant effects. The
Environmental Impact Report (EIR) contains an environmental analysis of the potential impacts
associated with implementing the Chula Vista University and Innovation District project.
The subject EIR has been prepared as a Project EIR, as defined in pursuant to Section 15161 of
the CEQA Guidelines. As defined in CEQA, a Project EIR examines the impacts of a specific
development project. This type of EIR should focus primarily on the changes in the environment
that would result from the development project. The major issues that are addressed in the
Project EIR were determined based on review by the City of Chula Vista Development Services
Department, and public comments received on the Notice of Preparation (distributed in
December of 2014).
The Draft EIR was distributed for a 45-day public review period on February 22, 2018. A total of
7 comment letters were received, all of which were routine letters submitted by public
agencies/organizations. No letters of opposition to the project or the EIR were received during
the public EIR comment period. The Final EIR includes all comments submitted to the City, and
responses to them.
The Draft and Final EIRs identify that the proposed project would result in both significant
unmitigated impacts and impacts that will be mitigated to a level of less than significant.
Significant unmitigated impacts were identified relating to Aesthetics (Impacts 5.2-1 and 5.2-2;
direct and cumulative alteration of scenic views, visual character, and cumulative loss of views
of open space), Air Quality (Impact 5.4-2 and 5.4-3; direct violation of air quality standards for
criteria pollutants related to operational and long-term emissions), Agriculture (Impact 5.12-1a;
direct and cumulative loss of agricultural resource), and Utilities (Impact 5.15.2-2; cumulative
impacts on wastewater).
Planning Commission
Date: September 26, 2018
Page No. 4
Significant impacts that can be mitigated to a level of less than significant have been identified
associated with the environmental issues of Land Use (land use compatibility; conflicts with land
use plans, policies, and regulations; and conflicts with conservation plans), Aesthetics (visual
character or quality; lighting, glare, shadow, and wind; and landform modification);
Transportation (traffic and level of service standards; congestion management; and air traffic
patterns), Air Quality (sensitive receptors), Noise (excessive noise levels; excessive ground-
borne vibration; and temporary increase in ambient noise levels), Biological Resources (sensitive
plant and wildlife species; riparian habitat and other sensitive natural communities; federally
protected wetlands; and consistency with local policies, ordinances, HCPs, and NCCPs), Cultural
Resources (direct impacts to archaeological resources; human remains; and paleontological
resources), Geology and Soils (exposure to seismic related hazards; soil erosion or topsoil loss;
soil stability; and expansive soils), Public Services (fire and emergency medical services; police
services; and parks, recreation, open space, and trails), Hydrology and Water Quality (water
quality standards; erosion or siltation; degradation of water quality; and inundation), Hazards and
Hazardous Materials (routine use and accidental release of hazardous materials; hazards to
schools; existing hazardous materials sites; and airport hazards). All of these impacts have been
fully mitigated below a level of significance.
All feasible mitigation measures with respect to project impacts have been included in the Final
EIR.
For those impacts with associated mitigation, a Mitigation Monitoring and Reporting Program
(MMRP) has been provided with the Final EIR (FEIR).
Section 15126.6 of t
alternatives to the Project, or to the location of the Project, which would feasibly attain most of
the basic objectives of the project but would avoid or substantially lessen any of the significant
capable of avoiding or substantially lessening a
alternatives would impede to some degree the attainment of the Project objectives. The EIR
addresses the No Project (No Build) Alternative and the Reduced Project Alternative. Based on
this examination, the City has determined that neither of the alternatives meets the objectives of
the Project.
Otay Ranch General Development Plan Amendment
designates the site as Public & Quasi-Public and Regional Technology Park, but requires minor
amendments to the Otay Ranch General Development Plan (Otay Ranch GDP). The SPA Plan
refines and implements the Otay Ranch Village concept, goals and objectives and policies of the
Otay Ranch GDP, subject to the following amendments.
Village 9/University Boundary and Land Use Tables
In 2014, the City Council approved the Village 9 SPA Plan. As part of that approval,
approximately 50 acres of Village 9 were designated as University/Regional Technology Park (U)
Planning Commission
Date: September 26, 2018
Page No. 5
on the Site Utilization Plan. With Village 9 approved, the approval of the Village 10 SPA Plan
required land trades between the three property owners that reduced the original 50 acres of
University/Regional Technology Park land, within Village 9, to 41.3 acres (see Attachment 2
Otay Ranch GDP Amendments). This also resulted in a reconfigured University site that was
oriented in an east/west direction. The remaining 8.7 acres were made up elsewhere on the site to
keep the C
The UI District SPA Plan proposes to unify both of these properties into one University/Regional
Technology Park site of approximately 353 acres, known as the Main Campus (see Attachment 2
Otay Ranch GDP Amendments). These mapping amendments also necessitate amendments to the
associated Otay Ranch GDP Land Use Tables (see Attachment 2 Otay Ranch GDP
Amendments). Lastly, these proposed amendments also require some minor text amendments to
various sections as shown in strikeout/underline in Attachment 2 to provide consistency throughout
the Otay Ranch GDP document.
SPA Plan
The UI District
implement that vision that are consistent with the Otay Ranch GDP as well as the City of Chula
Vista General Plan. The vision centers on
an academic-institutional mixed-use district rather than a traditional stand-alone campus precinct.
Design concepts such as: mixed use urban streets; potential multi-institutional zones; key public
parks and squares; a network of trails and open spaces; enhanced pedestrian and bike mobility;
direct access to the Bus Rapid Transit; integration with adjacent villages; and non-traditional
residential units that will serve to set the UI District apart from other development, and campuses,
in the region.
Development Code
Chapter 3 of the SPA Plan, the Development Code, defines the development parameters for the UI
District, including the development framework, land use and development intensity, key character
nodes, mobility, design criteria, and phasing appropriate for a long-term build-out of a university
and innovation center that attracts leaders in higher learning and industry. The SPA Plan proposes
to co-locate academia and industry and allows for shared services and facilities. It has been
developed to stimulate academic and business investment in the area to bring intellectual capital
and research activities to the City. The UI District development concept promotes coordinated
development with adjacent development in Villages 9 and 10, efficient public transit and viable
walkability with a strong emphasis on the urban built form to foster a vibrant mixed-use innovation
hub.
The UI District SPA Plan is divided into seven development Transects (Transects T-1 through T-6
and SD) and three Open Space Areas (Open Space Areas OS-1 through OS-3) as identified in the
Site Utilization Development Summary (Attachment 3 and Page 3-4 of the SPA Plan). These
Transects/Areas are then arranged subject to the Site Utilization Plan (Attachment 4 and page 3-5
of the SPA Plan). The UI District is strategically designed to focus urban development within the
T-6 through T-2 Transects, allowing for development flexibility at low intensities in the T-1
Planning Commission
Date: September 26, 2018
Page No. 6
Transects, SD Lake Blocks. Development square footage, land use percentage and specific
building locations may be altered or transferred between Transects pursuant to the Administration
& Implementation section of the SPA Plan.
Section 3.4 of the UI district SPA Plan contains the Regulating Plan (Pages 3-6 through 3-33) that
establishes the development regulations applied to each parcel. The Regulating Plan is a synthesis
of development opportunities that respond to the topography and constraints of the site, it promotes
an active and urban setting for long-range development and is designed for flexibility to adapt to
evolving development needs of the market and the City. An example of the development standards
for the T-6: District Gateway Transect is attached as Attachment 5. There are separate
development standards for each of the Transects/Areas.
Permitted uses are identified in Section 3.6 of the SPA Plan (Pages 3-39 through 3-47). Five land
use types have been identified: Academic; On-Site Living; Business Innovation; Market Rate
Residential; and Other Uses. The maximum square footage for each of these land uses are limited
and are identified in Table 3M - Land Use Ratios on Page 3-42 of the SPA Plan. Each of these Use
Types is then categorized as being either: Affiliated Mixed Use Development (meaning that they
are affiliated with the University and part of a mixed use development); Affiliated Stand-Alone
Development or Non-Affiliated Uses. The list of permitted uses can be found in Table 3N
Permitted Uses, starting on Page 3-45 of the SPA Plan. The Permitted Use Table is attached as
Attachment 6.
Flex District would allow a permeable edge between the UI District and Villages 9 and 10.
Engagement with the street, design techniques, built form and land use from the identified blocks
of Villages 9, 10 and the UI District would be allowed to occur on either side of Orion Avenue and
Campus Boulevard South.
Circulation Plan
The Circulation
ntained to
enable safe, convenient and comfortable travel and access for users of all ages and abilities
regardless of their mode of transportation. Transportation modes include, but are not limited to,
bicycling, walking, low speed electric vehicles, vanpooling, carpooling and riding public transit.
The plan intends to limit single passenger private automobiles to reduce traffic congestion and air
pollution, while providing for improved safety, a variety of transportation choices, a healthier
lifestyle of walking and bicycling, and the creation of enjoyable places that people want to go to.
This system also includes the extension of existing and planned roads, trails and transit from
adjacent villages as well as internal systems to serve the UI District.
The Pedestrian Circulation Plan envisions an interconnected series of trails, pathways, bicycle
connections and walks that provide access to regional trails, the Village Pathway, Otay Valley
Regional Park and the Chula Vista Greenbelt Trail (Attachment 7 Pedestrian & Bicycle
Circulation Plan and Page 4-13 of the SPA Plan). In addition, five Pedestrian Walks are planned
for: Hunte Walk along Hunte Parkway; Transit Walk on the two blocks to the north and south of
Planning Commission
Date: September 26, 2018
Page No. 7
the Transit Stop; Center Walk, a north/south walkway along the western portion of the campus;
Campus Walk, an east/west walkway through the center of the campus; and Vista Walk on the
eastern end of the campus (Attachment 8 Pedestrian Walk Standards and Pages 3-24 and 3-25 of
the SPA Plan).
A Bus Rapid Transit route is planned along Orion Avenue (along the western edge of the UI
District and Village 9), part of the larger system that will eventually run between the Otay Mesa
Port of Entry and Downtown San Diego (see Attachment 9 Planned Transit and Page 4-7 of the
SPA Plan). An on-site shuttle is also planned to move students from the Transit Stop throughout
the campus.
The Circulation Plan also details the thoroughfare standards of each road and its components
within the UI District. Specific details for each of the thoroughfares are discussed on Pages 4-20
through 4-32 of the SPA Plan. An example of the thoroughfare details for Eastlake Parkway is
included as Attachment 10. The figures typically include the Classification of the roadway, general
dimensions, modes, and landscaping for each of the segments. The street sections are conceptual
and final design will occur at tentative mapping.
or perhaps even for decades the
parking needs will likely be accommodated with surface parking lots due to economic
considerations and the availability of land. However, in later years, when open land available for
building development has been exhausted, serious investment in structured parking and
Transportation Demand Management programs to reduce parking demand, will become necessary.
While creating a specific parking plan at this stage would be premature, given the uncertainty of
n does identify several locations along Hunte
Parkway that might initially be developed with surface parking (see Attachment 11 Access
Parking Plan and Page 4-19 of the SPA Plan).
The UI District SPA Plan also includes an expanded and in-depth study of parking and
Transportation Demand Management principles from similar universities on Pages 4-33 through 4-
67. By establishing 12 core principles, the approach will accommodate the practical short-term
needs of a broad range of potential private-sector, non-profit and/or governmental institutions,
environmental responsibility goals. The key principles are:
park oncestrategy, whereby drivers can park their car once and complete
multiple tasks on foot, uses with differing peak times can share parking and sharing parking
to spread peak loads; and
-parking model to forecast demand that will use a customized shared
parking model that will be updated and calibrated regularly; and
Establish a department to provide parking and transportation services; and
Invest in Transportation Demand Management; and
Have the Parking & Transportation Department serve as the Transportation Management
Association, responsible for the management and promotion of alternative transportation
programs; and
Planning Commission
Date: September 26, 2018
Page No. 8
Provide deep discount group transit passes; and
Establish a car-sharing program; and
Price curb parking to be well-used, but readily available; and
Establish residential parking benefit districts, when needed; and
Do not apply minimum parking requirements within the District; and
parking costs from the cost of other goods and services; and
Require parking cash out that subsidizes employee parking to offer incentives for
commuters to carpool take transit and bike or walk to work.
Public Facilities Finance Plan (PFFP)
The PFFP (Appendix A to the SPA Plan), prepared for the city by Michael Baker International,
addresses all of the public facility needs associated with the UI District SPA Plan. The PFFP has
(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
The PFFP analyzes the demand for facilitie
phasing plan. When specific thresholds are projected to be reached or exceeded, the PFFP
provides recommended actions necessary for continued compliance with the City of Chula
ociated Quality-of-Life Threshold Standards. The PFFP does not
propose a different development phasing from that proposed by the 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.
While the PFFP typically includes a Fiscal Impact Analysis based upon the phasing program, the
PFFP prepared for the UI District SPA Plan does not. Fiscal Impact Analyses estimate both
revenues to be generated and the cost of providing municipal services to a given project, based
on the planned land uses. With the planned academic/university use, the operating
characteristics of the tenant could significantly impact the fiscal performance of the Project. For
example, nonprofit colleges may be exempt from property tax, resulting in reduced revenues,
while overlap in provision of on-campus public services with City services could reduce the cost
of serving the Project. The Director of Development Services considered the variety of potential
development scenarios and determined that development of a Fiscal Impact Analysis at this time
was premature. Fiscal Impact Analyses will be prepared in the future as additional tenant
information becomes available and specific land use proposals are considered.
Planning Commission
Date: September 26, 2018
Page No. 9
Other SPA Supporting Appendices
The UI District SPA Plan also includes other appendix documents, including the Air Quality
Improvement Plan (Appendix B to the SPA Plan), the Non-Renewable Energy Conservation Plan
(Appendix C to the SPA Plan), the Preserve Edge Plan (Appendix D to the SPA Plan), the
Agriculture Plan (Appendix E to the SPA Plan), the Fire Protection Plan (Appendix F to the SPA
Plan) and the Water Conservation Plan (Appendix G to the SPA Plan).
DECISION-MAKER CONFLICTS
No Property within 500 feet:
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 which is the subject of this
action. Consequently, this item does not present a disqualifying real property-related financial
conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(11), for
et seq.).
Staff is not independently aware and has not 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.
CONCLUSION
The proposed land uses, development intensities and grading program directly implement the
Project provides
all of the public facilities required by the Otay Ranch GDP. The further development of the EUC
University Innovation District with the Bus Rapid Transit (BRT) system further implement
pedestrian-oriented policies in conformance with the goals, objectives and policies of the
General Plan and the Otay Ranch GDP.
FISCAL IMPACT
Current Fiscal Impact
The processing for the SPA Plan, EIR and all supporting documents was partially funded by a
grant from the Department of Energy, and the remainder of the funding was budgeted as part of
the General Fund.
Ongoing Fiscal Impact
As previously discussed, the net fiscal impact of the Project is a function of both revenues to be
generated and the cost of providing municipal services. Potential tenants of the
academic/university land use could generate significantly different revenues and expenditures
Planning Commission
Date: September 26, 2018
Page No. 10
based on their nonprofit/for profit status, services to be provided on-campus, and other operating
characteristics. As such, the Director of Development Services determined that a reliable Fiscal
Impact Analysis could not be prepared at this time and therefore was not required. As specific
land use proposals are brought forward to the Council in the future, fiscal impacts will be
analyzed and disclosed.
Attachments:
1. Locator Map
2. Otay Ranch GDP Amendments
3. Site Utilization Development Summary
4. Site Utilization Plan
5. T-6: District Gateway Development Standards
6. Permitted Use Table
7. Pedestrian & Bicycle Circulation Plan
8. Pedestrian Walk Standards
9. Planned Transit
10. Eastlake Parkway Section B-B
11. Access and Parking Plan
Enclosures: 1. University Innovation District EIR (on USB flash drive)
2. University Innovation District SPA Plan (on USB flash drive)
ATTACHMENT 1- LOCATION MAP
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A. CIassificatioirr ® Pedestrian:10-foot sidewalk(both sides).
® Village Entry Street. ® Transit: one.
B. Geirieii4l Dfirneirisioiris:
® LSVs: Permitted.
® Right-of-Way: 120 feet. D. Lairidscalpiiirlg:
® Curb-to-Curb:60 feet. Street Tree Specifications:
® Median: 20 feet. ® Height: 25'-35'
® Planting Strip: 12 feet(both sides). ® Width: 25'-35'
C. III IIodes: ® Spacing:40'o.c.
® Vehicles:2 travel lanes(1 in each direction). ® Deciduous
® Parking: No parking. For an approved list of street trees,see the City of Chula
® Bike: Class IV 6-foot wide bikeways with Vista Urban Forest Tree List:http://www.chulavistaca.gov/
3-foot wide buffers(1 in each direction). home/showdocument?id=14654
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PLANNING COMMISSION DRAFT JULY 2018 "1"""'19
ORDINANCE No._______
ORDINANCE OF THE CITY OF CHULA VISTA
APPROVING THE SECTIONAL PLANNING AREA (SPA)
PLANNED COMMUNITY DISTRICT REGULATIONS
(CHAPTER 3 DEVELOPMENT CODE) FOR THE
UNIVERSITY INNOVATION DISTRICT
WHEREAS, the property which is the subject matter of this Ordinance is identified as
Exhibit "1" attached hereto and incorporated herein by this reference and commonly known as
the University Innovation District, which consists of approximately 383 acres on two distinct
sites. The Main Campus site is located south of the intersection of Eastlake Parkway and Hunte
Parkway, north of the Otay River Valley. The Lake Parcel is located south of the Chula Vista
Elite Athlete Training Center, west of Lower Otay Lake and east of Salt Creek (Property);
and
WHEREAS, the City (the Owner) began processing a new Sectional
Planning Area (SPA) Plan, including Planned Community District Regulations (PCM-14-05) for
the University Innovation District (Project) in 2014; and
WHEREAS, the Project is intended to ensure that the University Innovation District SPA
Plan is prepared in accordance with the Otay Ranch General Development Plan (GDP) to
implement the City of Chula Vista General Plan for Eastern Chula Vista to promote the orderly
planning and long term phased development of the Otay Ranch GDP and to establish conditions
which will enable the University Innovation District to exist in harmony within the community;
and
WHEREAS, the development of the Property has also been the subject matter of a
concurrently processed Otay Ranch General Development Plan Amendment (GDPA) (PCM-14-
05), approved by the City Council; and
WHEREAS, the Project is established pursuant to Title 19 of the Chula Vista Municipal
Code, specifically Chapter 19.48 Planned Community (PC) Zone, which is applicable to the
University Innovation District SPA Plan; and
WHEREAS, the Project establishes a Planned Community District Regulation Code
(Chapter 3 Development Code) applicable to the District Gateway, Urban Core, Town Center,
Campus Commons, Campus Vista and Future Development Transects, as well as the Lakes
Blocks, Pedestrian Walk, Common Open Space and Open Space located in the University
Innovation District SPA Plan; and
WHEREAS, the Citys Director of Development Services has reviewed the Project for
compliance with the California Environmental Quality Act (CEQA) and determined that there is
substantial evidence, in light of the whole record before the City of Chula Vista, that the Project
may have a significant effect on the environment; therefore, the Development Services Director
has caused the preparation of an Environmental Impact Report, EIR 14-001; and
WHEREAS, the development of the Property relied on the University Innovation District
SPA Plan Project Environmental Impact Report No. 14-001, SCH 2014121097 (EIR 14-001);
and the Findings of Fact and Mitigation Monitoring and Reporting Program, certified by the City
Council; and
WHEREAS, the Planning Commission set the time and place for a hearing on said
Project and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the City and its mailings to property owners within 500 feet
of the exterior boundaries of the Project site at least ten days prior to the hearing; and
WHEREAS; the hearing was held at the time and place as advertised in the City Council
Chambers located at 276 Fourth Avenue, and said hearing was thereafter closed; and
WHEREAS; a duly noticed public hearing was scheduled before the City Council of the
City of Chula Vista to approve the Project; and
WHEREAS, the proceedings and any documents submitted to the Planning Commission
and City Council as the decision makers shall comprise the entire record of the proceedings.
NOW, THEREFORE, THE CITY COUNCIL of the City of Chula Vista does hereby find
and ordain as follows:
I. PLANNING COMMISSION RECORD
That the proceedings and all evidence introduced before the Planning Commission at
their public hearing and the Minutes and Resolutions resulting therefrom are hereby
incorporated into the record of this proceeding. These documents, along with any
documents submitted to the decision-makers, shall comprise the entire record of the
proceedings.
II. ACTION
That the City Council hereby adopts an Ordinance approving the University Innovation
District SPA Planned Community District Regulations (Chapter 3 Development Code),
finding that they are consistent with the City of Chula Vista General Plan, the Otay
Ranch General Development Plan and all other applicable plans; as set forth in
Resolution PCM- adopting the University Innovation District SPA Plan, and that the
public necessity; convenience, general welfare and good planning and zoning practice
support their approval and implementation.
III. SEVERABILITY
If any portion of this Ordinance, or its application to any person or circumstance, is for
any reason held to be, invalid, unenforceable or unconstitutional; by a court of competent
jurisdiction, that portion shall be deemed severable, and such invalidity, unenforceability
or unconstitutionality shall not affect the validity or enforceability of the remaining
portions of the Ordinance, or its application to any other person or circumstance. The
City Council of the City of Chula Vista hereby declares that it would have adopted each
section, sentence, clause or phrase of this Ordinance, irrespective of the fact that any one
or more other sections, sentences, clauses or phrases of the Ordinance be declared
invalid, unenforceable or unconstitutional.
IV. CONSTRUCTION
The City Council of the City of Chula Vista intends this Ordinance to supplement, not to
duplicate or contradict, applicable state and federal law and this Ordinance shall be
construed in light of that intent.
V. EFFECTIVE DATE
This Ordinance shall take effect and be in full force on the thirtieth day from and after its
adoption.
VI. PUBLICATION
The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause
the same to be published or posted according to law.
Presented by: Approved as to form by:
_________________________ _______________________
Kelly Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
LOCATION MAP
Proposed Otay Ranch
General Development Plan
Amendments University
Innovation District
Part II, Chapter 1, Section C, Exhibit 17 Otay Ranch Land Use Designation Table
Otay Ranch Land Use Designations
* 45 du/ac is the appropriate gross density maximum for the Mixed Use designation in the Otay Ranch. Higher mixed use gross
densities (45 60 du/ac) have been designated for the Eastern Urban Center (EUC).
Exhibit 18a Existing Overall Project Summary Table
Overall Project Summary
Dwelling Units
Acreage
Approx.
Parcel
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Otay Valley Parcel10,85623,75534,6113,201.6253.7105.0230.5201.68.3423.9279.34,052.5692.79,44999,336
Proctor Valley
2,6311,5584,1891,885.412.517.110.0252.0 - - 5,656.761.37,89512,391
Parcel
San Ysidro
779 - 7791,499.83.42.310.03.3 - - 4,036.2 - 5,5552,494
Mountains Parcel
Total:14,26625,31339,5796,586.8269.6124.4250.5456.98.3423.9279.313,745.4754.022,899114,221
Overall Project Summary Table
Exhibit 18a Proposed Overall Project Summary Table
Overall Project Summary
Dwelling UnitsAcreage
Approx.
Parcel
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Otay Valley Parcel10,85623,75534,6113,201.6253.7116.6230.5201.68.3423.9267.74,052.5692.79,44999,336
Proctor Valley
2,6311,5584,1891,885.412.517.110.0252.0 - - 5,656.761.37,89512,391
Parcel
San Ysidro
779 - 7791,499.83.42.310.03.3 - - 4,036.2 - 5,5552,494
Mountains Parcel
Total:14,26625,31339,5796,586.8269.6136.0250.5456.98.3423.9267.713,745.4754.022,899114,221
Overall Project Summary Table
The DU number reflects all residential development on the Otay Valley Parcel excluding the University/RTP site,
however, a portion of Village Nine and Village Ten have a secondary land use designation of residential which are not included in
the maximum DU.
Otay Valley Parcel
Dwelling UnitsAcreage
Approx.
Village
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Village 12,4541,5223,976703.223.113.410.06.3 - - - 264.846.51,067.311,734
+
Village 26043,9414,545346.024.012.619.8 - 82.5 - 226.363.5774.714,726
+
Village 38807171,597149.58.14.38.38.340.6 - 129.519.8368.45,174
Village 417627745368.356.81.8 - - - - - 233.411.4371.81,296
Village 51,2631,5502,813370.716.611.310.02.0 - - - 70.415.4496.47,995
Village 69411,4972,438282.07.613.710.0*** - - - 22.058.3393.66,830
Village 71,0084481,456234.39.36.360.07.2 - - - 38.817.1373.04,369
Village 81,5644,0465,610356.035.210.042.4* + - - - 52.740.0536.315,646
Village 92663,7344,000177.427.55.019.8* - - 41.36.826.1303.910,519
Portion of
University/Village 9 689316123.20.90.60.90.8 - - - 12.42.541.3454
(Alternative)**
University/RTP - - - - - - - - - 85.0238.0 - - 323.0 -
Village 106951,0451,740113.17.64.39.2 - - - - 16.5 - 150.75,010
Portion of University
29121350471.710.42.18.32.2 - - - 26.17.8128.61,475
(Alternative)****
Village 111,0051,3852,390306.710.09.435.010.0 - - - 51.466.5489.06,749
Plng. Area 12 - 3,5933,59394.427.912.96.0161.1 - - - 2.871.0376.19,288
Plng. Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Plng. Area 20 - - - - - - - 15.0 - - - 188.06.0209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.169.1 -
Total:10,85623,75534,6113,201.6253.7105.0230.5201.68.3423.9279.34,052.5692.79,44999,336
+ Commercial development may occur vertically or horizontally within Village 2 (up to 130,000 square feet), Village 3 (20,000 square feet), Village 8 East (20,000 square feet); therefore,
actual acreage
within each land use will be determined at final map.
* 1,800,000 square feet of commercial may occur vertically or horizontally within Village 8 West and Village 9; therefore, actual acreage within each land use will be determined at final
map.
** Portion of University/Village 9 has a primary land use designation of University and a secondary land use of residential. The secondary land use is not included in the total.
*** Commercial included as component of residential acreage.
**** Portion of University has a primary land use designation of University and a secondary land use of residential. The secondary land use is not included in the total.
++ Open Space includes open space preserve, undevelopable land, streets, and right-of-way.
Otay Valley Parcel
Dwelling UnitsAcreage
Approx.
Village
SF MF Total Park Sch C'ml. Office Ind. Uni. Open Art. Total
Pop.
Res. Ac.CPF Ac.
UnitsUnitsUnitsAc.Ac.Ac.Ac.Ac.Ac.Sp.Ac.Ac.
Village 12,4541,5223,976703.223.113.410.06.3 - - - 264.846.51,067.311,734
Village 26043,9414,545346.024.012.619.8 + - 82.5 - 226.363.5774.714,726
Village 38807171,597149.58.14.38.3 +8.340.6 - 129.519.8368.45,174
Village 417627745368.356.81.8 - - - - - 233.411.4371.81,296
Village 51,2631,5502,813370.716.611.310.02.0 - - - 70.415.4496.47,995
Village 69411,4972,438282.07.613.710.0*** - - - 22.058.3393.66,830
Village 71,0084481,456234.39.36.360.07.2 - - - 38.817.1373.04,369
Village 81,5644,0465,610356.035.210.042.4* + - - - 52.740.0536.315,646
Village 92663,7344,000177.427.55.019.8* - - 6.826.1262.610,519
Planning Area 10
- - - - - 11.6**** - - - 85.0267.7 - - 364.3 -
(University/RTP)
Portion of Planning Area 10
35930666594.911.22.79.23.0 - - - 38.510.3169.81,929
(University/RTP) Alternative**
Village 106951,0451,740113.17.64.39.2 - - - - 16.5 - 150.75,010
Village 111,0051,3852,390306.710.09.435.010.0 - - - 51.466.5489.06,749
Plng. Area 12 - 3,5933,59394.427.912.96.0161.1 - - - 2.871.0376.19,288
Planning Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Planning Area 20 - - - - - - - 15.0 - - - 188.06.0209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.169.1 -
Total:10,85623,75534,6113,201.6253.7116.6230.5201.68.3423.9267.74,052.5692.79,44999,336
+ Commercial development may occur vertically or horizontally within Village 2 (up to 130,000 square feet), Village 3 (20,000 square feet), Village 8 East (20,000 square feet);
therefore, actual acreage within each land use will be determined at final map.
* 1,800,000 square feet of commercial may occur vertically or horizontally within Village 8 West and Village 9; therefore, actual acreage within each land use will be determined at
final map.
** Portion of Planning Area 10 has a primary land use designation of University and a secondary land use of urban village (residential). The secondary land use is not included in the
total.
*** Commercial included as component of residential acreage.
**** 11.6 acre SDG&E substation.
++ Open Space includes open space preserve, undevelopable land, streets, and right-of-way.
Village Nine
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.Park***CPFSch.**C'ml.Uni.Art.Total
Sp.
LMV1051053.728.14.732.8350
M16116110.615.22.918.1536
EUC1,9121,91239.648.33.6*51.94,933
TC1,0301,03023.344.31.52.37.9*56.02,657
MU79279219.141.514.82.711.9*70.92,043
+
41.341.3
UNIVERSITY
OTHER6.826.132.9
TOTAL2663,7344,00022.6177.427.55.019.8*41.36.826.1303.910,519
*1,500,000 square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map.
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center.
*** Part of park acreage requirements have 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 Nine
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.Park***CPFSch.**C'ml.Ind.Art.Total
Sp.
LMV1051053.728.14.732.8350
M16116110.615.22.918.1536
EUC1,9121,91239.648.33.6*51.94,933
TC1,0301,03023.344.31.52.37.9*56.02,657
MU79279219.141.514.82.711.9*70.92,043
OTHER6.826.132.9
TOTAL2663,7344,00022.6177.427.55.019.8*6.826.1262.610,519
*1,500,000 square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map.
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center.
*** Part of park acreage requirements have 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.
Planning Area 10 (University/RTP)*
Acreage
Dwelling Units
Approx.
Use
Open
Pop.
SFMFTotalDensRes.ParkCPFSch.C'ml.Ind.Uni.Art.Total
Sp.
RTP85.085.0
UNIVERSITY226.4226.4
PUBLIC/QUASI
11.611.6
PUBLIC
TOTAL85.0238.0323.0
*Portion of Planning Area 10 has a primary land use designation of University, as depicted in this table, and a secondary land use designation of urban village (residential) as
depicted in the next table.
Planning Area 10 (University/RTP)*
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.ParkCPFSch.C'ml.Ind.Uni.Art.Total
Sp.
RTP85.085.0
UNIVERSITY267.7267.7
PUBLIC/QUASI
11.6**11.6
PUBLIC
TOTAL11.685.0267.7364.3
*Portion of Planning Area 10 has a primary land use designation of University, as depicted in this table, and a secondary land use designation of urban village (residential) as depicted
in the next table.
**11.6 acre SDG&E substation.
Portion of Planning Area 10 (University/RTP) Alternative*
Dwelling UnitsAcreage
Approx.
++
Use
Open
+
Pop.
SFMFTotalDensRes.Park**Sch.C'ml.Ind.Art.Total
CPF
Sp.
L30302.014.914.996
LMV2652654.955.455.4847
M64649.07.17.1206
MU4.32.73.09.9
MH30630617.517.59.226.7780
CP7.07.0
OTHER38.510.348.8
TOTAL3593066657.094.911.22.79.23.038.510.3169.81,929
*Portion of University has a secondary land use designation of residential as depicted in this table.
**Actual park size to be determined at the SPA level. Park acreage based on ratio of 3.0 acres per 1000 persons.
+
Actual CPF acreage to be determined at the SPA level; CPF acreage based on ratio of 1.39 acres per 1000 persons.
++
Estimates land use figures based on the ownership percentage of the Village.
Chapter 2, Section B,
Birch Road
Otay Valley Road
Hunte Parkway
First intersection
ATTACHMENT 3
UNIVERSITY
h4`40VA 0`4 )113T���flc
1 1 Site, LltfkzatiaI°°'II, IIIAy I IraI`Isect
Figure 313:Site Utilization Plan By Transect and Table 3A:Site Utilization Development
Summary implement the form-based development plan contemplated by the GDP;
and establish the maximum development utilization by Transect.
The U I District is strategically designed to focus urban development within the T-6
through T-2 Transects,allowing for development flexibility at low intensities in the
T-1 Transects,SD Lake Blocks,and 0-2 and 0-3 Open Space Sectors. Development
square footage, land use percentage, and specific building locations may be
altered or transferred between Transects pursuant to Chapter 10: Administration
& Implementation of this SPA Plan.
A'3 A U 'K A 0 NJ V 0 M NJ S l J IM IM A RY
T-6: District Gateway 20.0 2.0 2,098,000
T-5: Urban Core 25.3 2.5 2,757,70012)
T-4:Town Center 33.6 2.0 2,929,900
T-3: Campus Commons 29.0 1.3 1,642,400
T-2: Campus Vista 26.4 0.5 575,600
T-1: Future Development(3) 99.8 0.2 0(3)
SD: Lake Blocks 5.2 0.2 47,600
0-3: Pedestrian Walk 14.5 0.0 0
(4)
0-2:Common Open Space 39.5 0.0 15,000
EV=ce 41.1 0.0 0
ROW 49.3 0.0
U I District Total 383.8 -- 10,066,200 M
(1)Gross Square Footage(GSF)excludes area dedicated to parking and parking
structures;see Table 3M:Land Use Ratios for gross square footage limitations by land
use category.
(2)The Signature Tower has a maximum GSF assigned and does not have a FAR.
(3)Development is encouraged to be focused in Transects T-2 through T-6;a maximum
of 10%of the total developed GSF within the other transects may be permitted here
subject to§3.4.7.T-1:Future Development.
(4)Up to 15,000 GSF is permitted in the Common Open Space for pavilions.
3i""'4, PLANNING COMMISSION DRAFT JULY 2018
ATTACHMENT 4
, 14....1114:: ....14;:IG: 3: „, 14;: 14;:IL... 14: IIT14;:II II ..
Village 4
✓tr
F I}t a re SDG&E
�U�78ti9tIC9l"I ��,..
�w
r
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SA
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w r
r � nc%
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ell,
Si
F
Village 9
43
Village 10,
t�
� I
Fk � � IIII
etad O d " jl1 u` Lower
Lake �I Otay
Prope M.
II � Lake.
` Legend
Preserve Edge .� . PropemV LPne Q, Pedestrian Bridge P Nanned SRT Sta�p
. .....................................„ ..,,,..... m............. ,,..... ,.,,,,n.,,,.n.n.
Transects Sectors
T District Gatcway r11i1 7-2:Campus Vistas 0 3Ptdcmrki n Milk
LW T-S:Urban Core T-1:IFiwWre Develluprnernt 0-2 Csaurumor7 Open Space
Plil��UllU1�Ul� T-4:Twi r Center SDLiike Blick, mm 0-1:Open Space
2501 500 1000 200jq° T-S.Caranpsrus Cuurnr om, C f,r 0 SID:Fpea Gveo lav
G�.JII III..... 3:3- SII"I"III..... IIIIIL....II'KII110 1” ''t IL.AN :3)( �IIRAN SII.....
PLANNING COMMISSION DRAFT I JULY 2018 3"""'5
ATTACHMENT 5
UNIVERSITY
Il l4` . 0` II:::: 113Tr:flc..�...
414 �
���,,, uuu iii 11111 Illllllllllii 111111 I
�u�` �;,����,� VIII II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII uMhu'iiil uo ""
Maximum FAR 2.0
Maximum
2,098,000 GS F
Development
wk Minimum:42 feet
Building Height Maximum: 92 feet
Required
Common Open None
Space
S, Nbbt
Hunte Walk 0 feet building
Build-To Line 55 feet parking
3.4. .2. ""'III'°°6: District to Orion Avenue
Streetwall 0 feet building;
T-6 provides a strong urban edge for the I District, announcing this is a unique place for Frontage 10 feet parking
people to work, learn, and live. Buildings are steback from Eastlake Parkway to create a Local Street
striking entry to the I District.
Frontage No requirement
A. CSlil, urm IIIurmfCurmf
To be setback 50
Block 6B feet from Eastlake
T-6 is a major gateway to the Ul District, providing the visual and physical entry from Parkway.
Eastlake Parkway and Hunte Parkway/Main Street. Buildings are sited to have a strong, No FAR;
Max SF:500,000 SF
active architectural presence along the street, providing clarity to the Ul District edge andBlock 6C Minimum Height:
20 feet
strong visual cues illustrating the innovative mixed-use character. Active ground floor uses Height: 250
are sited along the Hunte Walk adjacent to Hunte Parkway. Parking structures are screened Feet
or configured below grade. To be setback 20
Block 6D feet from Eastlake
Parkway.
. t.�lilllltfiri, III"" irirn & Ilh°°leigl lht See§3.4.9.SD:
SD: Flex Overlay Flex Overlay
Building form is urban in size and scale establishing a Streetwall Frontage of 3 stories minimum
along the Build-To line. Block 6C accommodates a"signature tower"that will play a significant
place aking/gateway role for the Ul District.This site is a significant pivot point and is highly
visible from Eastlake and Hunte Parkways. This tower occupies a strategic seam between
several transects and anchors a key public space network with a major plaza opening onto
Eastlake Parkway.
C. StireetscaIpe & III'edes'flu'mliair'm III° ealhu°
Streetscapes are urban and comfortable.The Hunte Walk adjacent to Hunte Parkway provides
20 feet of open space in support of multi-modal activities. Formal street trees provide shade
while planting and other streetscape features create a formal arrival statement. Signalized
entry points along Hunte Parkway provide convenient access to parking facilities. Eastlake
Parkway is activated by a formal entrance statement with median and formal street trees.
3"""' PLANNING COMMISSION DRAFT I JULY 2018
14....11 II' "'""'II';:IG:° 3: L.„ II';: II';:IL... II': II II';:II II ..
'.
K-
1Z�
"0 ;
3A
l
5D
5C
41
, �' FA ,
5B
41
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d ,
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250' 500' 1000' 2000'
Development Standards& Key Features
a_ 5treetwall rrrsntagr+ ..,.Md No Setback(unqaurrolrabelrt T Plararaeri BR(Strrpv
airaea 5treetwaGl/BmnOdil g Wavullun Feature � Pedestrian Brudge
Sepaaratparu
Preserve Edge
rw pm
Build-To Une Property tine
Sculpted Buildng IEdp
r w e
Transects S"tors
i T•h l Distirnct Caatevuru j���� -_2;Campus Vistas
0-1 Wer9eWHprmaml mhCalk
-"g ran Core 1 ruture,f2 v 6aWl uat� OP v CorArom on OpenSpace
T"4} Town Cente1 5D.Lake BI(.s.ka 0-1.CtpenSpace
Key Map T-3.CamplusCommdrn5, ,1,FlI SD:Flex Overlay
II G i.J II'/III..... ..'w G ..'II S""II""II'/II C l G A""II""III.....WAY ' III.....G i.J IL. ""II""II IIN G : IL.A IN
PLANNING COMMISSION DRAFT I JULY 2018 ""'
ATTACHMENT 6
��
������� ��: ���\/��0 1
E. �)air�dirig Lots
Commercial parking lots and park-and-ride facilities are permitted as discussed in§4.5.3. Potential Parking Locations&Phasing.
These parking facilities are not part of the square footage allocation shown on Table 3M: Land Use Ratios.
�ABLE3 N R M []GEG
Land Use Type A:Academic(Higher Learning)
Active& Passive Common Public or private plazas,courtyards,
1 Open Space P P P sports fields or courts,Common Open
Space,trails,etc.
Activity Offices
Horticulture nurseries,greenhouses,
Educational Production of raising/harvesting of crops,aquaculture,
3 Crops(Research&Small Scale P P agricultural processing,on-site sales,
Production) keeping of small animals(no meat
Publishing
Indoor or outdoor library, museum,
5 Cultural Facilities P P P P theater,arboretum,art gallery,archives,
interpretive centers,etc.
All academic classroom, instructional,
Educational, Instructional, lecture hall,lab or research facilities
6 Studio,or Lab Rooms P P P including Multi-institutional Teaching
Center(MITC)from GDP/SRP University
policies(pg 11-55)
Fields/courts/pools, locker rooms,
8 Sports& Fitness Facilities, P P CUP pools, instructional studios,gyms,
Active or Support administration offices,conditioning and
gym areas; excludes stadiums.
9 Stadium CUP CUP CUP
10 Student,Staff,& Faculty P P Food services, medical, maintenance/
Services P storage,etc.
Land Use Type 0: On-Site Living
12 Dormitories P P
Legend:
P=Permitted;Z&=Zoning Administrative Conditional Use Permit;CUP=Conditional Use Permit(will require apublic heahng);
T=Temporary Use Permit; =Not Permitted
All development subject LuDesign Review(Chapter 1O.8.1). Minor Design Review permits require Zoning Administrative approval
and Major Design Review permits require public hearing approval by the Planning Commission.
4, UNIVERSITY
Il l4` 0`4 )113Tr:flc
13 Graduate, Faculty&Staff P ZA CUP
Residences
Social or Fraternal Minimum 2,000 foot separation from
14 Organizations P P any Primary or Secondary education
I I I facility
Land Use Type C: Business Innovation (Technology)
15 Business, Executive,& P P CUP All office users,financial institutions&
Professional Offices large or small independent office
16 Corporate&Regional P P P Larger than 100,000 SF.
Headquarters
17 Exhibit Halls&Convention P P P
Facilities
"High quality science,advanced
18 High-Tech Research & P P P technology&manufacturing"; research,
Developmental development,experimental,film,
electronic or testing
19 Hospitals, Emergency Rooms P P P
20 Industry Incubator Space P P P
21 Light Industrial) an ufactu ring P ZA CUP
Limited Supporting Encouraged to locate in Village 9 Town
22 Convenience&Professional ZA ZA Center or EC per GDP/SRP
Offices
23 Medical, Dental,& Health P P ZA
Practitioners
24 Medical Clinics, Urgent Care, P P CUP
Treatment Facilities
25 Shared Workspaces P P ZA
Legend:
P=Permitted;ZA=Zoning Administrative Conditional Use Permit;CUP=Conditional Use Permit(will require a public hearing);
T=Temporary Use Permit;--=Not Permitted
All development subject to Design Review(Chapter 10.8.1). Minor Design Review permits require Zoning Administrative approval
and Major Design Review permits require public hearing approval by the Planning Commission.
3i""'4,6 PLANNING COMMISSION DRAFT I JULY 2018
��
��� ��: ���\/������, I
Land Use Type D: K4arhg Rate Residential
26 Live/Work and Shopkeeper P Minimum 3-story building height;residential
Units prohibited on the ground floor.
27 Attached or Detached For-Sale CUP CUP
or For-Lease Units
Land Use Type E: Other Uses
28 Assembly P Amusement,entertainment, religious
assembly, movie theater,dancing,etc.
29 Child Care Centers ZA ZA CUP
30 Facility-Based Child Care ZA ZA CUP
31 Family Day Care Homes P Limited to market rate residential units
33 Eating& Drinking P AZ CUP
Establishments
34 Education, Primary or P P P
Secondary
36 Hotel/Motel P P CUP
Fitness,spa,salon/barbershop,dry
37 Personal Services P P CUP cleaner,other similar retail service
provider
39 Sundries, Pharmaceuticals,& P ZA CUP
Convenience Sales
40 Wearing Apparel& P
Accessories
41 Wireless Telecommunication Subject to CVMC 19.89
Facilities
Temporary Uses
42 Certified Farmer's Market T CVMC§ 19.58.148
43 Mobile Food Trucks/Services T CVMC§8.2
44 Special Events T As described in this SPA.
45 Education Production of Crops T As described in this SPA.
Legend:
P=Permitted;ZA=Zoning Administrative Conditional Use Permit;CUP=Conditional Use Permit(will require apublic heahng);
T=Temporary Use Permit; =Not Permitted
All development subject LuDesign Review(Chapter 1O.8.1). Minor Design Review permits require Zoning Administrative approval
and Major Design Review permits require public hearing approval by the Planning Commission.
ATTACHMENT 7
HIM INN lima on i
villaie 11
10 to,
,� ru��re srar�r
inh�LaLla7ir:
iRlll � 2A
r ]aTF
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A00'� ^
� � 3A
r, r�
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Otav Ranch
m In 3'
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rF��rope ,
r
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a '
i� �•"� me C} a(�r 1�' 1a °Y
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did 1 Y PoN'ds/,� � r
Village t�a'r
did w `"
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Villiage NoOrm
f
,yy
�TDk
Lake
Otay
�, sGrx
eO t Lake
Legend
IRetiunaOTrtrc'iY [..11 4)3 R".ula r'61.uidlt wht,tlk
WMEW villageNeiYtvu�y0�" trd r,11;vroi ��� U (onG llrcatr°akir= $p'Ace
r ��lk�� p tH a ��rrrr Ca7rr
Sall:C.r ekStwrrIr°Iturr:nrpa¢uuf
=�� (•irr a'°t.�all Tra,1
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N "^ 'r,= Piece.Lg 69 N U&B'kgL:e C01) aPedozTr arcs M,Idaaer
250' 500' kDDV II IIII 200(0 �q µ, gg W,� W +m y',+�'•�'•^^Prrdpl�l+eI11WII''L,1') gg
,,. Q�vY i�.�d""�a':���� 4 ,,.w '4 9 ...,� ':��� ..��,k':��� ..�':���,✓ R I A I Q;°„, �,3 I ti,.,�II ti,.,�..�':���� N,,,,,,,II R ti,.,�9�.�J I.�.1�'L I ..�,k..�A
PLANNING COMMISSION DRAFT I JULY 2018 4"""'13
ATTACHMENT 8
UNIVERSITY
Il l4` . 0` II:::: 113Tr:flc..�...
�AIIII II uw ILII ILII SII IIIIAII
WN
II All DAIIR D� II
,, VIII III
lul III uu�uuuuuuu uuuuuplfgl, uuuu piiuuuuuuuuuuuuugllpuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu
T„.
Width 20 feet
Minimum
Plaza; Mobility
Services; Bike-
/ Programming
Share Facility
Width
�
h 50 feet
� r �
//i ///%/iii/�% ip% 611Ji, for%�/,i Minimum Plaza; Mobility
, rSerVICeS; Bike-
` /i/ /jl/Il „i ' ` j
Programming
vet
PCOshare Facility
Santiago Canyon College II11 ullull11191111
1111111116,11 11 116 111 111111111
11 111
1111
3.4. .��������0. °°°,: III)ede5"j";III"�III IIIn IIIIIIks Width 50 feet
The 0-3 Sector establishes a system of highly compelling, public realm spaces Minimum Seating/study
Programming configurations
created by highly interconnected squares,plazas,common open spaces,and natural 1pl 1 ulullulW ulu
landscapes tied together by a network of complete streetscapes and boulevards.These Building
are spaces between buildings and beyond the streets where the built environment
Separation 200 feet
interacts with unique spaces to create a campus feel. Recreational amenities for Demonstration
Minimum Project Space;
the Ul District are provided in these Pedestrian Walks in an unconventional and Programming Picnic space;
Art
uniquely urban manner. ul ululll„II_ uuluuW 11111
A. Desigiri Illlu°'m'fClu°'mf Building 160 to 220 feet
Separation
Pedestrian walks are areas that have wide views,to open landscape or views down Minimum Picnic space;
key district corridors. Space that has a character associated with it. Internal retail Programming Art
experience,walk with character related experience.
I. Il luuinte Wall ll.
T-6 buildings will line the southern edge of Hunte Walk with any parking structures
screened from view. Hunte Walk provides support for multi-modal activities and
connects with the City's Regional Trail.Buildings facing Hunte Parkway have a strong
presence on the street showing mixed use education innovation excitement and clarity
on the edge. It becomes the visual entry to the District and the"buzz”in this area.
® Build on the educational piece of High Tech K-12.
® Continue City bike and pedestrian linkages onto the site.
® Provide an alternate mode opportunity gateway signage that shows many different
routes to"final destination points.”
""' ° ' PLANNING COMMISSION DRAFT I JULY 2018
14....11 II' "'""'II';:IG:° 3: L.„ II';: II';:IL... II': II II';:II II ..
Future SDG&E
Village
t
�000" ss
u Y� cY, -12' " 28
Y�I � � � � kCu2�
02
rr 3F
6F 3C
a
s 4 4
se `
0, Ic
a,
" -
Otay Ranch
oed/
,�' se M lWin-
Preserve a2�
i" arnpus
SB "h�s1 02C 1 ropOrty
4' IIII(
-J,
02D
° 4tr
026
4 iVillage 9
� r '
' Village 1
N
2$V300' 1000, 200tt'
W
Development Standards& Key Features
a_ Strr.,atW all Frontage No Setbacw Fewrauraent Planned BPTstopu
voivane Streetwvall/Bui lin Pavdi )reatur f�edes��triam Bn ud, e
Separation - Preserve Edge
cru t»wm7urrr�r�irrt Pvux l Ad,l.0 t.urtie Propeut'P Lkie
mmm Sculpted Bei idling Edge
T Sectors
�Dist ict Gateway r 1 Campus Vstag 0-3:3Ppdesti-WaMIR -
T Urban 7,4 IFuuture ftevq,ropnient 0 t'cm munra Open 5laeu.e
T•d Town Canter 5D tale�Iu Yes D 1,o eiiSpa1Le
Key Map 1 T•3:Caripuu5 Crrrnmom /iw SDt nex OvL Iay
IG�.JIIIII..... ; L..w0 3 G�.JIL.... ""II""IIII" Q 'rIL.... II"
PLANNING COMMISSION DRAFT I JULY 2018 325
ATTACHMENT 9
�
� � �
�� ���T�� ��: y�.��^���AT���`4 r �A 4
Transit stop locations and design are based unthe following principles:
° Locate transit stops where there are anumber ufmajor pedestrian generators.
° Locate transit stops and pedestrian walkways tuprovide access while respecting the privacy ufresidential areas.
° At the intersection of two or more transit routes, locate bus stops to minimize walking distance between transfer stations.
° Locate bus stops on the far side of the intersections to avoid conflicts between transit vehicles and automobile traffic,
permitting right-turning vehicles to continue turning movements,or provide a queue jumper phase.
° Transit stops should be provided with adequate walkway lighting and well designated shelters.
° All transit stations,stops and walkways must comply with applicable ADA standards and City Standards.
otay
East H St
ID
125
District
01
Main St.
Not to Scale
Legend Transit Routes
�|�U�E ��^ �LAN NE� TRANG|T
Freevvoy/�/|| Rood ^
------
Existing Roadway
----~^
Proposed Roadway
Proposed Transit Route Along Existing Roadway
~~�--
Proposed Transit Route Along Proposed Roadway orexclusive 8RT ROW
ProposedStop/Stotion
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Proposed Stop with Park and Ride
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA CERTIFYING THE FINAL
ENVIRONMENTAL IMPACT REPORT (FEIR-14-001/SCH
2014121097); MAKING CERTAIN FINDINGS OF FACT;
ADOPTING A STATEMENT OF OVERRIDING
CONSIDERATIONS; AND ADOPTING A MITIGATION
MONITORING AND REPORTING PROGRAM FOR
AMENDMENTS TO THE OTAY RANCH GENERAL
DEVELOPMENT PLAN AND ADOPTION OF THE
UNIVERSITY INNOVATION DISTRICT SECTIONAL
PLANNING AREA PLAN INCLUDING PLANNED
COMMUNITY DISTRICT REGULATIONS (CHAPTER 3
DEVELOPMENT CODE) PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
WHEREAS, the City of Chula Vista is processing applications requesting approval of the
University and Innovation District Sectional Planning Area (SPA) plan (Project); and approval of
Otay Ranch General Development Plan Amendments; and
WHEREAS, a Notice of Preparation for Final Environmental Impact Report (FEIR-14-
001) was circulated on December 19, 2014, pursuant to California Environmental Quality act
(CEQA) Guidelines Section 15082; and
WHEREAS, an Environmental Impact Report (EIR) scoping meeting was held on
January 7, 2015; and
WHEREAS, a Draft EIR (Draft EIR or DEIR 14-001) for the project was issued for a 45
day public review period on February 26, 2018, and was processed through the State
Clearinghouse; and
WHEREAS, in consideration of the comments received on the Draft EIR and
requirements of the CEQA, FEIR-14-001 was prepared for the Project; and
WHEREAS, FEIR 14-001 incorporates all comments and recommendations received on
the Draft EIR, a list of all persons, organizations, and public agencies commenting on the Draft
agency comments submitted during the review and consultation process, in accordance with
CEQA Guidelines Section 15132; and
WHEREAS, revisions to FEIR 14-001 did not result in modifications to conclusions
regarding significance of impacts or the addition of significant new information that would
require recirculation of the EIR pursuant to CEQA Guidelines section 15088.5; and
1
WHEREAS, the Chula Vista Planning Commission held a duly noticed public hearing for
FEIR 14-001 and voted ______ to approve a resolution recommending the City Council make
certain Findings of Fact; adopt a Statement of Overriding Considerations; adopt a Mitigation
Monitoring and Reporting Program and certify FEIR 14-001 for the Project pursuant to CEQA.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Chula Vista
that it hereby finds, determines and orders as follows:
I. PLANNING COMMISSION AND CITY COUNCIL RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on the Project and FEIR 14-001 and before the City Council at their public
hearing on the Project and FEIR 14-001, as well as the Minutes and Resolutions resulting
therefrom are hereby incorporated into the record of proceedings pursuant to Public
Resources Code Section 21167.6. These documents, along with any documents submitted
to the Planning Commission and City Council, including documents specified in Public
Resources Code Section 21167.6, subdivision (e), shall comprise the entire record of
proceedings for any claims under the CEQA (Public Resources Code §21000 et seq.)
The record of proceedings shall be maintained by the City Clerk at City Hall.
II. FEIR-14-001 CONTENTS
That FEIR-14-001 consists of the following:
1. EIR for the Project
2. Comments received during public review and responses
3. Mitigation Monitoring and Reporting Program
4. Technical Appendices
nal EIR 14-001 -)
III. ACCOMPANYING DOCUMENT TO FEIR 14-001
1. Findings of Fact and Statement of Overriding Considerations
IV. PRESENTATION TO THE DECISION MAKING BODY
That FEIR 14-001 was presented to the City Council as the decision-making body of the
Lead Agency and that the City Council has reviewed and considered the information
contained in FEIR 14-001 prior to approving the Project.
V. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
That the FEIR 14-001, the Findings of Fact and the Statement of Overriding
1
the City Clerk), and the Mitigation Monitoring and Reporting Program are prepared in
2
accordance with the requirements of the CEQA (Pub. Resources Code, §21000 et seq.),
the CEQA Guidelines (California Code Regs. Title 14 §15000 et seq.), and the
Environmental Review Procedures of the City of Chula Vista.
VI. INDEPENDENT JUDGMENT OF CITY COUNCIL
That the City Council utilized its independent judgment and analysis in reviewing FEIR
14-001 for the City as Lead Agency for the Project.
VII. CEQA FINDINGS OF FACT, MITIGATION MONITORING AND REPORTING
PROGRAM AND STATEMENT OF OVERRIDING CONSIDERATIONS
A. Adoption of Findings of Fact
That the City Council does hereby approve, accept as its own, incorporate as if set
forth in full herein, and make each and every one of the findings contained in
Exhibit 1
Clerk.
B. Mitigation Measures Feasible and Adopted
That o1
more fully identified and set forth in FEIR 14-001, the City Council hereby finds
pursuant to CEQA Section 21081 and CEQA Guidelines Section 15091 that
changes or alterations have been required in, or incorporated into the Project
which avoid or substantially lessen the significant environmental effects identified
in FEIR 14-001, and that such changes and alterations have eliminated or
substantially lessened all significant effects on the environment where feasible as
1
that the measures to mitigate or avoid significant effects on the environment,
consisting of those mitigation measures set forth in FEIR 14-001 and in Exhibit
1
agreements or other measures, including but not limited to conditions of approval
of the Project, and will become binding upon the entity (such as the Project
proponent or the City) assigned thereby to implement the same.
C. Infeasibility of Mitigation Measures
As more fully identified and set forth in FEIR 14-001 and in the Findings of Fact
1
measures described in said documents are infeasible.
D. Statement of Overriding Considerations
That even after the adoption of all feasible mitigation measures and any feasible
alternatives, certain significant or potentially significant environmental effects
3
caused by the Project, or cumulatively, will remain. However, pursuant to CEQA
Guidelines Section 15092, the City Council hereby finds and determines that any
remaining significant effects on the environment which have been found to be
1
are acceptable due to certain overriding considerations. Therefore, the City
Council of the City of Chula Vista hereby approves, pursuant to CEQA
Guidelines Section 15093, a Statement of Overriding Considerations in the form
1specific economic, legal,
social, technological or other considerations that outweigh and render the
unavoidable significant adverse environmental effects acceptable.
E. Infeasibility of Alternatives
As more fully identified and set forth in FEIR 14-001 and in Exhi1
Resolution, the City Council hereby finds pursuant to Public Resources Code
Section 21081 and CEQA Guidelines Section 15091 that alternatives to the
Project, which were identified in FEIR 14-001, were not found to reduce impacts
to a less than significant level or meet the Project objectives.
F. Adoption of Mitigation Monitoring and Reporting Program
As required by Public Resources Code Section 21081 and CEQA Guidelines
Section 15091, the City Council hereby adopts the program for reporting on or
monitoring the changes which it has either required in the Project or made a
condition of approval to avoid or substantially lessen significant environmental
effects, consisting of the Mitigation Monitoring and Reporting Program set forth
in FEIR 14-001. The City Council further finds that the Mitigation Monitoring
and Reporting Program is designed to ensure that, during Project implementation,
the permittee/Project applicant and any other responsible parties implement the
Project components and comply with the mitigation measures identified in the
Findings of Fact and the Mitigation Monitoring and Reporting Program.
G. Findings are Binding and not Merely Advisory
That to the extent that the Findings of Fact and Statement of Overriding
Consideratio
proposed mitigation measures outlined in FEIR 14-001 are feasible and have not
been modified, superseded or withdrawn, the City Council herby binds itself and
the applicant and its successors in interest, to implement those measures. These
findings are not merely information or advisory, but constitute a binding set of
obligations that will come into effect when the City Council adopts the Resolution
approving the Project. The adopted mitigation measures contained within the
Mitigation Monitoring and Reporting Program Section of FEIR 14-001 are also
expressed as conditions of approval for the Project. Other requirements are
referenced in the Mitigation Monitoring and Reporting Program that are adopted
4
concurrently with these Findings of Fact and will be effectuated through the
process of implementing the Project.
VIII. NOTICE OF DETERMINATION
That the Development Services Director of the City of Chula Vista is directed to file a
Notice of Determination with the County Clerk of the County of San Diego, should the
City Council approve this Project in accordance with CEQA Guidelines section 15094.
BE IT FURTHER RESOLVED THAT the City Council of the City of Chula Vista on the
basis of the findings as set forth above certifies FEIR 14-001, and adopts the Findings of Fact and
Statement of Overriding Considerations 1, and Mitigation
Monitoring and Reporting Program in accordance with CEQA Guidelines Section 15091.
Submitted by: Approved as to form by:
_________________________ __________________________
Kelly Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
Exhibit 1 - Findings of Fact and Statement of Overriding Considerations
5
ATTACHMENT x
RESOLUTION NO. 2018-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AMENDMENTS TO THE OTAY
RANCH GENERAL DEVELOPMENT PLAN TO REFLECT
LAND USE AND POLICY CHANGES FOR APPROXIMATELY
353 ACRES WITHIN THE OTAY RANCH PLANNED
COMMUNITY, INCLUDING ASSOCIATED TEXT, MAPS AND
TABLES
I RECITALS
A. Project Site
WHEREAS, the areas of land which are the subject of this Resolution contain all lands
within the boundaries of Exhibit 1 attached hereto and incorporated herein by this reference, and
include approximately 353 acres of land generally located south of the intersection of Eastlake
Parkway and Hunte Parkway and north of the Otay River Valley (Project Site); and
B. Project; Application for Discretionary Approvals
WHEREAS, in 2014, the City initiated an Otay Ranch General Development Plan
Amendment (GDPA) for the University Innovation District (the ; and
WHEREAS, the proposed GDPA involves amending portions of Part II of the Otay Ranch
General Development Plan (GDP), including associated text, maps and tables; and
WHEREAS, the proposed GDPA is Proposed Otay
Ranch General Development Plan Amendments University Innovation District as represented in
Exhibit 2 attached hereto and incorporated herein by this reference; and
C. Prior Discretionary Approvals
WHEREAS, the Otay Ranch GDP was approved on October 23, 1993, and most recently
updated on May 15, 2018; and
WHEREAS, the GDPA as presented is necessary to accommodate the land uses anticipated
in the proposed Project; and
WHEREAS, the GDPA was designed to address and accommodate development of a
University and Regional Technology Park; and
WHEREAS, approval of the Project would require the approval of a new Sectional
Planning Area (SPA) Plan for the University Innovation District; and
Resolution 2018 - _______
Page 2 of 6
D. Planning Commission Record of Application
WHEREAS, pursuant to California Government Code section 65090, the Planning
Commission held a duly noticed public hearing on the GDPA; and
WHEREAS, the proceedings and all evidence introduced before the Planning Commission
at the public hearing on the Project and the Minutes and Resolution resulting therefrom, are hereby
incorporated into the record subsequent to these proceedings; and
WHEREAS, the Planning Commission voted x-x-x to forward a recommendation to the City
Council on the Project; and
E. City Council Record of Application
WHEREAS, the City Clerk set the time and place for the hearing on the GDPA and notice
of said hearing, together with its purpose, was given by its publication in a newspaper of general
circulation in the City, at least ten days prior to the hearing; and
WHEREAS, pursuant to California Government Code section 65090, the City Council held
a duly noticed public hearing on the subject GDPA.
NOW, THEREFORE, BE IT RESOLVED by the City Council that it hereby finds and
determines as follows:
II. COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
That the Director of Development Services has reviewed the proposed Project for
compliance with the California Environmental Quality Act (CEQA) and has determined, in light of
the whole record before the City, that the proposed Project may have a significant effect on the
environment; therefore, the Development Services Director has caused the preparation of an
Environmental Impact Report, EIR 14-001.
That the City Council reviewed, analyzed, considered, approved and certified Final EIR 14-
001 (FEIR 14-001), made certain Findings of Fact, adopted a Statement of Overriding
Considerations and a Mitigation Monitoring and Reporting Program for the GDPA and new SPA
Plan, pursuant to CEQA.
IV. GENERAL DEVELOPMENT PLAN INTERNAL CONSISTENCY
That the GDP, as amended, is internally consistent and shall remain internally consistent
following amendment thereof by this Resolution.
V. ADOPTION OF GENERAL DEVELOPMENT PLAN AMENDMENT
Resolution 2018 - _______
Page 3 of 6
That in light of the findings above, the GDPA provisions are hereby approved and adopted
in the form as presented in Exhibit 2 (Proposed Otay Ranch General Development Plan
Amendments University Innovation District) and incorporated herein by this reference and on file
in the City Clerk's office.
Presented by: Approved as to form by:
_____________________ ____________________
Kelly Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
Resolution 2018 - _______
Page 4 of 6
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this ____ day of ____________, 20____, by the following vote:
AYES: Councilmembers:
NAYS: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
_______________________
Mary Casillas Salas, Mayor
ATTEST:
___________________________
Kelly K. Bigelow, MMC, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Kelly K. Bigelow, City Clerk of Chula Vista, California, do hereby certify that the
foregoing Resolution No. ________ was duly passed, approved, and adopted by the City Council at
a regular meeting of the Chula Vista City Council held on the ____ day of ____________, 20____.
Executed this ____ day of ____________, 20____.
__________________________
Kelly K. Bigelow, City Clerk
Resolution 2018 - _______
Page 5 of 6
EXHIBIT 1 SITE LOCATION MAP
Resolution 2018 - _______
Page 6 of 6
EXHIBIT 2
RESOLUTION NO. EIR-14-001
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA RECOMMENDING THE CITY COUNCIL MAKE CERTAIN
FINDINGS OF FACT; ADOPT A STATEMENT OF OVERRIDING
CONSIDERATIONS; ADOPT A MITIGATION MONITORING AND
REPORTING PROGRAM AND CERTIFY THE FINAL ENVIRONMENTAL
IMPACT REPORT (EIR-14-001; SCH NO. 2014121097) FOR AMENDMENTS
TO THE OTAY RANCH GENERAL DEVELOPMENT PLAN AMENDMENT
AND ADOPTION OF THE UNIVERSITY INNOVATION DISTRICT
SECTIONAL PLANNING AREA PLAN INCLUDING PLANNED
COMMUNITY DISTRICT REGULATIONS (CHAPTER 3 DEVELOPMENT
CODE) PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT
WHEREAS, the City of Chula Vista submitted an application requesting approvals for an
Otay Ranch General Development Plan Amendment (GDPA) and a Sectional Planning Area
(SPA) Plan, for the University Innovation District (Project); and
WHEREAS, a Draft Environmental Impact Report (Draft EIR-14-001 or Draft EIR) for
the Project was issued for public review on February 26, 2018, and was processed through the
State Clearinghouse; and
WHEREAS, in consideration of the comments received on the Draft EIR and
requirements of the California Environmental Quality Act (CEQA), a Final EIR (Final EIR-14-
001 or Final EIR) was prepared for the Project; and
WHEREAS, Final EIR-14-001 incorporates all comments and recommendations received
on the Draft EIR, a list of all persons, organizations, and public agencies commenting on the
Dy public and
agency comments submitted during the review and consultation process, in accordance with
CEQA Guidelines Section 15132; and
WHEREAS, revisions to Final EIR-14-001 did not result in modifications to conclusions
regarding significance of impacts or the addition of significant new information that would
require recirculation of the EIR pursuant to CEQA Guidelines Section 15088.5; and
WHEREAS, the Chula Vista Planning Commission held a duly noticed public hearing for
the Project, including Final EIR-14-001; and
WHEREAS, to the extent that the Findings of Fact and Statement of Overriding
Considerations for the Project 1
office of the City Clerk) conclude that proposed mitigation measures outlined in Final EIR-14-
001 are feasible and have not been modified, superseded or withdrawn, the City of Chula Vista,
contingent upon certification of Final EIR-14-001 by the City Council, binds itself and the
applicant and its successors in interest, to implement those measures. These findings are not
merely information or advisory, but constitute a binding set of obligations that will come into
PC Resolution EIR 14-001
Page 2
September 26, 2018
effect when the City adopts the Resolution approving the Project. The adopted mitigation
measures contained within the Mitigation Monitoring and Reporting Program, which is a section
of Final EIR-14-001, are also expressed as conditions of approval for the Project. Other
requirements are referenced in the Mitigation Monitoring and Reporting Program adopted
concurrently with these Findings of Fact and will be effectuated through the process of
implementing the Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION of
the City of Chula Vista does hereby find, determine and order as follows:
I. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their
public hearing on the Project, including EIR-14-001, as well as the minutes and
resolutions resulting therefrom, shall be incorporated into the record of proceedings
pursuant to Public Resources Code Section 21167.6. These documents, along with any
proceedings of and documents submitted to the City Council as the decision-makers in
certifying Final EIR-14-001, shall comprise the entire record of proceedings for any
claims under the CEQA (Public Resources Code §21000 et seq.). The record of
proceedings shall be maintained by the City Clerk at City Hall.
II. FINAL EIR-14-001 CONTENTS
That Final EIR-14-001 consists of the following:
1. EIR for the University Innovation District SPA Plan
2. Comments received during public review and responses
3. Mitigation Monitoring and Reporting Program
4. Technical Appendices
nal EIR-14-001 or FEIR 14-)
III. ACCOMPANYING DOCUMENT TO FINAL EIR-14-001
1. Findings of Fact and Statement of Overriding Considerations
IV. COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT
That the Planning Commission does hereby find that Final EIR-14-001, the Findings of
Fact and Statemen1
which is on file with the office of the City Clerk), and the Mitigation Monitoring and
Reporting Program are prepared in accordance with the requirements of the CEQA (Pub.
Resources Code, §21000 et seq.), the CEQA Guidelines (California Code Regs. Title 14
§15000 et seq.), and the Environmental Review Procedures of the City of Chula Vista.
PC Resolution EIR 14-001
Page 3
September 26, 2018
V. INDEPENDENT JUDGMENT OF PLANNING COMMISSION
That the Planning Commission finds that the Final EIR-14-001 reflects the independent
judgment and analysis of the City of Chula Vista as the lead agency for the Project.
VI. CEQA FINDINGS OF FACT, MITIGATION MONITORING AND REPORTING
PROGRAM AND STATEMENT OF OVERRIDING CONSIDERATIONS
A. Adoption of Findings of Fact
That the City Council approve, accept as its own, incorporate as if set forth in full
this Resolution, a copy of which is on file in the office of the City Clerk.
B. Mitigation Measures Feasible and Adopted
of the City Council EIR
Resolution and as more fully identified and set forth in Final EIR-14-001, the
Planning Commission hereby recommends that the City Council find pursuant to
CEQA Section 21081 and CEQA Guidelines Section 15091 that changes or
alterations have been required in, or incorporated into the Project which avoid or
substantially lessen the significant environmental effects identified in Final EIR-
14-001, and that such changes and alterations have eliminated or substantially
lessened all significant effects on the environment where feasible as shown in the
mitigate or avoid significant effects on the environment, consisting of those
mitigation measures set forth in Final EIR-14-00of the City
Council EIR Resolution, are fully enforceable through permit conditions,
agreements or other measures, including but not limited to conditions of approval
of the Project, and will become binding upon the entity (such as the project
proponent or the City) assigned thereby to implement the same.
C. Infeasibility of Mitigation Measures
As more fully identified and set forth in Final EIR-14-001 and in the Findings of
measures described in said documents are infeasible.
D. Statement of Overriding Considerations
Even after the adoption of all feasible mitigation measures and any feasible
alternatives, certain significant or potentially significant environmental effects
caused by the Project, or cumulatively, will remain. However, pursuant to CEQA
Guidelines Section 15092, the Planning Commission hereby recommends that the
City Council find and determine that any remaining significant effects on the
environment which have been found to be unavoidable as shown in the findings
PC Resolution EIR 14-001
Page 4
September 26, 2018
eptable due to certain overriding
considerations. Therefore, the Planning Commission hereby recommends that the
City Council approve, pursuant to CEQA Guidelines Section 15093, a Statement
to this
Resolution identifying the specific economic, legal, social, technological or other
considerations that outweigh and render the unavoidable significant adverse
environmental effects acceptable.
E. Infeasibility of Alternatives
As more fully identified and set forth in Final EIR-14-0
this Resolution, the Planning Commission hereby recommends that the City
Council find, pursuant to Public Resources Code Section 21081 and CEQA
Guidelines Section 15091, that alternatives to the Project, which were identified
in Final EIR-14-001, were not found to reduce impacts to a less than significant
level or meet the Project objectives.
F. Adoption of Mitigation Monitoring and Reporting Program
As required by Public Resources Code Section 21081 and CEQA Guidelines
Section 15091, the Planning Commission hereby recommends that the City
Council adopt the program for reporting on or monitoring the changes which it
has either required in the Project or made a condition of approval to avoid or
substantially lessen significant environmental effects, consisting of the Mitigation
Monitoring and Reporting Program set forth in Final EIR-14-001. The Planning
Commission hereby further recommends that the City Council find that the
Mitigation Monitoring and Reporting Program is designed to ensure that, during
Project implementation, the permittee/Project applicant and any other responsible
parties implement the Project components and comply with the mitigation
measures identified in the Findings of Fact and the Mitigation Monitoring and
Reporting Program.
BE IT FURTHER RESOLVED THAT the Planning Commission of the City of Chula
Vista on the basis of its findings as set forth above, recommends that the City Council certify
Final EIR-14-001 upon making the required findings pursuant to CEQA Guidelines Section 15090
and adopting the Findings of Fact and Statement of Overriding Considerations and the Mitigation
Monitoring and Reporting Program in accordance with CEQA Guidelines Section 15091.
BE IT FURTHER RESOLVED THAT a copy of this Resolution be transmitted to the
City Council.
Presented by: Approved as to form by:
_________________________ _____________________
Kelly Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
PC Resolution EIR 14-001
Page 5
September 26, 2018
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY
OF CHULA VISTA, CALIFORNIA, this 26th day of September 2018, by the following vote, to-
wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
________________________
Gabe Gutierrez
Chairperson
____________________________
Patricia Laughlin,
Secretary to Planning Commission
PLANNING COMMISSION RESOLUTION
NO. PCM 14-05
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION RECOMMENDING THAT THE CITY COUNCIL: 1)
APPROVE THE OTAY RANCH GENERAL DEVELOPMENT PLAN
AMENDMENT; AND 2) APPROVE THE UNIVERSITY
INNOVATION DISTRICT SECTIONAL PLANNING AREA (SPA)
PLAN (PCM-14-05)
WHEREAS, the parcels of land which are the subject matter of this Resolution are
A, and for
the purpose of general description is located on two distinct parcels: the Main Campus
parcel, south of the intersection of Eastlake Parkway and Hunte Parkway and north of the
Otay River; and the Lake Parcel located just south of the Chula Vista Elite Athlete Training
Center, west of Lower Otay Lake and east of Salt Creek (Project Site); and
WHEREAS, duly verified applications were filed by the City of Chula Vista
(Applicant) requesting amendments to the Otay Ranch General Development Plan (GDP)
and adoption of a new University Innovation District Sectional Planning Area (SPA) Plan
; and
WHEREAS, Director of Development Services has reviewed the Project
for compliance with the California Environmental Quality Act (CEQA) and determined that
there is substantial evidence, in light of the whole record before the City of Chula Vista, that
the Project may have a significant effect on the environment; and therefore, the Director of
Development Services has caused the preparation of an Environmental Impact Report, EIR
14-001; and
WHEREAS, the Director of Development Services set the time and place for a
Planning Commission hearing on the Project, and notice of said hearing, together with its
purpose, was given by its publication in a newspaper of general circulation in the City and
its mailing to property owners within 500 feet of the exterior boundaries of the property, at
least 10 days prior to the hearing; and
WHEREAS, the Planning Commission held an advertised public hearing on the
Project, took public testimony, h
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the
City of Chula Vista
reviewing all of the subject documents, hereby recommends that the City Council adopt
the attached Draft City Council Resolutions and Ordinance approving the Project in
accordance with the findings and subject to the conditions contained therein.
BE IT FURTHER RESOLVED by the Planning Commission of the City of Chula
Vista that a copy of this Resolution and the draft City Council Resolutions and Ordinance
be transmitted to the City Council.
PC Resolution PCM14-05
September 26, 2018
Page 2
Presented by: Approved as to form by:
____________________________ ______________________________
Kelly Broughton, FSALA Glen R. Googins
Director of Development Services City Attorney
PASSED AND APPROVED BY THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of September 2018, by the
following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
________________________
Gabe Gutierrez
Chairperson
____________________________
Patricia Laughlin,
Secretary to Planning Commission
PC Resolution PCM14-05
September 26, 2018
Page 3
EXHIBIT A SITE LOCATION MAP
Proposed Otay Ranch
General Development Plan
Amendments University
Innovation District
Part II, Chapter 1, Section C, Exhibit 17 Otay Ranch Land Use Designation Table
Otay Ranch Land Use Designations
* 45 du/ac is the appropriate gross density maximum for the Mixed Use designation in the Otay Ranch. Higher mixed use gross
densities (45 60 du/ac) have been designated for the Eastern Urban Center (EUC).
Exhibit 18a Existing Overall Project Summary Table
Overall Project Summary
Dwelling Units
Acreage
Approx.
Parcel
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Otay Valley Parcel10,85623,75534,6113,201.6253.7105.0230.5201.68.3423.9279.34,052.5692.79,44999,336
Proctor Valley
2,6311,5584,1891,885.412.517.110.0252.0 - - 5,656.761.37,89512,391
Parcel
San Ysidro
779 - 7791,499.83.42.310.03.3 - - 4,036.2 - 5,5552,494
Mountains Parcel
Total:14,26625,31339,5796,586.8269.6124.4250.5456.98.3423.9279.313,745.4754.022,899114,221
Overall Project Summary Table
Exhibit 18a Proposed Overall Project Summary Table
Overall Project Summary
Dwelling UnitsAcreage
Approx.
Parcel
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Otay Valley Parcel10,85623,75534,6113,201.6253.7116.6230.5201.68.3423.9267.74,052.5692.79,44999,336
Proctor Valley
2,6311,5584,1891,885.412.517.110.0252.0 - - 5,656.761.37,89512,391
Parcel
San Ysidro
779 - 7791,499.83.42.310.03.3 - - 4,036.2 - 5,5552,494
Mountains Parcel
Total:14,26625,31339,5796,586.8269.6136.0250.5456.98.3423.9267.713,745.4754.022,899114,221
Overall Project Summary Table
The DU number reflects all residential development on the Otay Valley Parcel excluding the University/RTP site,
however, a portion of Village Nine and Village Ten have a secondary land use designation of residential which are not included in
the maximum DU.
Otay Valley Parcel
Dwelling UnitsAcreage
Approx.
Village
Total
Pop.
SF UnitsMF UnitsRes. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Units
Village 12,4541,5223,976703.223.113.410.06.3 - - - 264.846.51,067.311,734
+
Village 26043,9414,545346.024.012.619.8 - 82.5 - 226.363.5774.714,726
+
Village 38807171,597149.58.14.38.38.340.6 - 129.519.8368.45,174
Village 417627745368.356.81.8 - - - - - 233.411.4371.81,296
Village 51,2631,5502,813370.716.611.310.02.0 - - - 70.415.4496.47,995
Village 69411,4972,438282.07.613.710.0*** - - - 22.058.3393.66,830
Village 71,0084481,456234.39.36.360.07.2 - - - 38.817.1373.04,369
Village 81,5644,0465,610356.035.210.042.4* + - - - 52.740.0536.315,646
Village 92663,7344,000177.427.55.019.8* - - 41.36.826.1303.910,519
Portion of
University/Village 9 689316123.20.90.60.90.8 - - - 12.42.541.3454
(Alternative)**
University/RTP - - - - - - - - - 85.0238.0 - - 323.0 -
Village 106951,0451,740113.17.64.39.2 - - - - 16.5 - 150.75,010
Portion of University
29121350471.710.42.18.32.2 - - - 26.17.8128.61,475
(Alternative)****
Village 111,0051,3852,390306.710.09.435.010.0 - - - 51.466.5489.06,749
Plng. Area 12 - 3,5933,59394.427.912.96.0161.1 - - - 2.871.0376.19,288
Plng. Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Plng. Area 20 - - - - - - - 15.0 - - - 188.06.0209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.169.1 -
Total:10,85623,75534,6113,201.6253.7105.0230.5201.68.3423.9279.34,052.5692.79,44999,336
+ Commercial development may occur vertically or horizontally within Village 2 (up to 130,000 square feet), Village 3 (20,000 square feet), Village 8 East (20,000 square feet); therefore,
actual acreage
within each land use will be determined at final map.
* 1,800,000 square feet of commercial may occur vertically or horizontally within Village 8 West and Village 9; therefore, actual acreage within each land use will be determined at final
map.
** Portion of University/Village 9 has a primary land use designation of University and a secondary land use of residential. The secondary land use is not included in the total.
*** Commercial included as component of residential acreage.
**** Portion of University has a primary land use designation of University and a secondary land use of residential. The secondary land use is not included in the total.
++ Open Space includes open space preserve, undevelopable land, streets, and right-of-way.
Otay Valley Parcel
Dwelling UnitsAcreage
Approx.
Village
SF MF Total Park Sch C'ml. Office Ind. Uni. Open Art. Total
Pop.
Res. Ac.CPF Ac.
UnitsUnitsUnitsAc.Ac.Ac.Ac.Ac.Ac.Sp.Ac.Ac.
Village 12,4541,5223,976703.223.113.410.06.3 - - - 264.846.51,067.311,734
Village 26043,9414,545346.024.012.619.8 + - 82.5 - 226.363.5774.714,726
Village 38807171,597149.58.14.38.3 +8.340.6 - 129.519.8368.45,174
Village 417627745368.356.81.8 - - - - - 233.411.4371.81,296
Village 51,2631,5502,813370.716.611.310.02.0 - - - 70.415.4496.47,995
Village 69411,4972,438282.07.613.710.0*** - - - 22.058.3393.66,830
Village 71,0084481,456234.39.36.360.07.2 - - - 38.817.1373.04,369
Village 81,5644,0465,610356.035.210.042.4* + - - - 52.740.0536.315,646
Village 92663,7344,000177.427.55.019.8* - - 6.826.1262.610,519
Planning Area 10
- - - - - 11.6**** - - - 85.0267.7 - - 364.3 -
(University/RTP)
Portion of Planning Area 10
35930666594.911.22.79.23.0 - - - 38.510.3169.81,929
(University/RTP) Alternative**
Village 106951,0451,740113.17.64.39.2 - - - - 16.5 - 150.75,010
Village 111,0051,3852,390306.710.09.435.010.0 - - - 51.466.5489.06,749
Plng. Area 12 - 3,5933,59394.427.912.96.0161.1 - - - 2.871.0376.19,288
Planning Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Planning Area 20 - - - - - - - 15.0 - - - 188.06.0209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.169.1 -
Total:10,85623,75534,6113,201.6253.7116.6230.5201.68.3423.9267.74,052.5692.79,44999,336
+ Commercial development may occur vertically or horizontally within Village 2 (up to 130,000 square feet), Village 3 (20,000 square feet), Village 8 East (20,000 square feet);
therefore, actual acreage within each land use will be determined at final map.
* 1,800,000 square feet of commercial may occur vertically or horizontally within Village 8 West and Village 9; therefore, actual acreage within each land use will be determined at
final map.
** Portion of Planning Area 10 has a primary land use designation of University and a secondary land use of urban village (residential). The secondary land use is not included in the
total.
*** Commercial included as component of residential acreage.
**** 11.6 acre SDG&E substation.
++ Open Space includes open space preserve, undevelopable land, streets, and right-of-way.
Village Nine
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.Park***CPFSch.**C'ml.Uni.Art.Total
Sp.
LMV1051053.728.14.732.8350
M16116110.615.22.918.1536
EUC1,9121,91239.648.33.6*51.94,933
TC1,0301,03023.344.31.52.37.9*56.02,657
MU79279219.141.514.82.711.9*70.92,043
+
41.341.3
UNIVERSITY
OTHER6.826.132.9
TOTAL2663,7344,00022.6177.427.55.019.8*41.36.826.1303.910,519
*1,500,000 square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map.
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center.
*** Part of park acreage requirements have 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 Nine
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.Park***CPFSch.**C'ml.Ind.Art.Total
Sp.
LMV1051053.728.14.732.8350
M16116110.615.22.918.1536
EUC1,9121,91239.648.33.6*51.94,933
TC1,0301,03023.344.31.52.37.9*56.02,657
MU79279219.141.514.82.711.9*70.92,043
OTHER6.826.132.9
TOTAL2663,7344,00022.6177.427.55.019.8*6.826.1262.610,519
*1,500,000 square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map.
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center.
*** Part of park acreage requirements have 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.
Planning Area 10 (University/RTP)*
Acreage
Dwelling Units
Approx.
Use
Open
Pop.
SFMFTotalDensRes.ParkCPFSch.C'ml.Ind.Uni.Art.Total
Sp.
RTP85.085.0
UNIVERSITY226.4226.4
PUBLIC/QUASI
11.611.6
PUBLIC
TOTAL85.0238.0323.0
*Portion of Planning Area 10 has a primary land use designation of University, as depicted in this table, and a secondary land use designation of urban village (residential) as
depicted in the next table.
Planning Area 10 (University/RTP)*
Dwelling UnitsAcreage
Approx.
Use
Open
Pop.
SFMFTotalDensRes.ParkCPFSch.C'ml.Ind.Uni.Art.Total
Sp.
RTP85.085.0
UNIVERSITY267.7267.7
PUBLIC/QUASI
11.6**11.6
PUBLIC
TOTAL11.685.0267.7364.3
*Portion of Planning Area 10 has a primary land use designation of University, as depicted in this table, and a secondary land use designation of urban village (residential) as depicted
in the next table.
**11.6 acre SDG&E substation.
Portion of Planning Area 10 (University/RTP) Alternative*
Dwelling UnitsAcreage
Approx.
++
Use
Open
+
Pop.
SFMFTotalDensRes.Park**Sch.C'ml.Ind.Art.Total
CPF
Sp.
L30302.014.914.996
LMV2652654.955.455.4847
M64649.07.17.1206
MU4.32.73.09.9
MH30630617.517.59.226.7780
CP7.07.0
OTHER38.510.348.8
TOTAL3593066657.094.911.22.79.23.038.510.3169.81,929
*Portion of University has a secondary land use designation of residential as depicted in this table.
**Actual park size to be determined at the SPA level. Park acreage based on ratio of 3.0 acres per 1000 persons.
+
Actual CPF acreage to be determined at the SPA level; CPF acreage based on ratio of 1.39 acres per 1000 persons.
++
Estimates land use figures based on the ownership percentage of the Village.
Chapter 2, Section B,
Birch Road
Otay Valley Road
Hunte Parkway
First intersection