HomeMy WebLinkAboutReso 2018-222
RESOLUTION NO. 2018-222
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 “Project”); 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 contained in a document entitled “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
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Resolution No. 2018-222
Page No. 2
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 5-0-0 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 of the City of Chula Vista
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
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.
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Resolution 2018-222
Page No. 3
Presented by Approved as to form by
Kelly G. Broughton, FASLA Glen R. Googins
Director of Development Services City Attorney
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this 13th day of November 2018 by the following vote:
AYES: Councilmembers: Aguilar, Diaz, McCann, Padilla, and Casillas Salas
NAYS: Councilmembers: None
ABSENT: Councilmembers: None
Mary Casillas Salas, Mayor
ATTEST:
Kerry K. Bigelow, MMC, City Clerk
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Kerry K. Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. 2018-222 was duly passed, approved, and adopted by the City Council at a
regular meeting of the Chula Vista City Council held on the 13th day of November 2018.
Executed this 13th day of November 2018.
Kerry K. Bigelow, MMC, City Clerk
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Resolution No. 2018-222
Page No. 4
EXHIBIT 1 – SITE LOCATION MAP
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Proposed Otay Ranch
General Development Plan
Amendments – University
Innovation District
ATTACHMENT 2
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Part II, Chapter 1, Section C, Exhibit 17 – Otay Ranch Land Use Designation Table
Otay Ranch Land Use Designations
Symbol Category Uses
VL Very low
density
residential
Larger lot, rural character, single -family detached residential.
The maximum density is one dwelling unit per acre and lot
sizes vary depending on topography, with minimum lot size
defined in Section F.
L Low density
residential
Estate lot single-family residential, ranging in density from one to
three dwelling units per acre.
LM Low medium
density
residential
This category includes single -family detached dwellings on
medium size lots, ranging in density from three to six
dwelling units per acre. Although not a minimum or a
standard, these areas are typically 7,000 square foot lots. In
addition, under the concept of cluster development, single -
family dwellings on smaller lots, zero lot line homes, and
some single -family attached units (townhouses and patio
homes) could also be consistent with this designation.
LMV Low medium
density
residential
village
This category is permitted only in large scale master planned
communities containing a variety of uses, including
commercial, designed and organized in a manner that
encourages non-automotive travel and pedestrian orientation
i.e., a village. This category is similar to the LM category by
providing densities within the range of three to six dwelling
units per acre; However, LMV categories are accompanied by
a specific density and number of homes to ensure greater
product differentiation and market segmentation. Housing
types include a wide variety of lot sizes, predominantly
single -family, organized in patterns which contribute to a
small scale pedestrian-oriented community. The occurrence
of some attached homes, such as townhomes, within this
designation is consistent with the intent, as long as the
character of the development area is consistent with the
typical single-family neighborhood.
M Medium
density
residential
This category includes small single -family, detached units on
smaller lots, zero lot line, patio, and attached homes, such as
duplexes and townhomes with a limited amount of stacked
flats. Densities with the range of six to 11 dwelling units per
acre are appropriate and considered single -family, with
densities above 11 dwelling units per acre considered multi-
family for purposes of GDP/SRP planning. Where small lot or
cluster developments of single -family detached or attached
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units are proposed, recreational facilities (such as swim
clubs, pedestrian parks, town squares, etc.) may be required
within the neighborhood planning area as determined during
the SPA planning process.
MH Medium high
density
residential
This category includes multi-family units such as small-lot
detached homes, townhomes, garden apartments and stacked
flats, including flats over commercial. Densities within the
range of 11 to 18 dwelling units per acre are appropriate.
Mobile homes are also included in this category.
Symbol Category Uses
H High Density
Residential
This category includes multi-family units such as
townhomes, garden apartments and stacked flats. Densities
within the range of 18 to 27 dwelling units per acre are
appropriate. The High Density Residential category generally
corresponds with the General Plan residential land use
designations for the High (H) (18-27 du/ac) range
MU Mixed Use The most critical organizational element of village cores are
mixed use areas. Mixed land uses concentrate commercial
and residential activities closer together in order to stimulate
pedestrian activity. The creative mixing of commercial and
residential uses enhances community interaction and
discourages multiple auto trips. The mixed use development
category is a combination of commercial and residential
uses, befitting an energetic town-like environment. The
Mixed Use category promotes innovation and economic
service to the village, therefore there is flexibility in the
development standards and the zoning districts are defined
at the SPA level.
The residential land use density ranges that are permitted
within the Mixed Use category generally correspond with the
General Plan land use designations for the Mixed Use
Residential (28 – 45 du/ac), and the residential land use
designations for the High (H) (18-27 du/ac) range and the
Medium High (MH) (11-18 du/ac) range, so the appropriate
Mixed Use residential densities are within the 11– 45 du/ac
range.* For more details on Mixed Use Village Core/Town
Center residential policies, see Part II, Chapter 1, Section D.
MUC Mixed Use
Commercial
This designation provides for a mixture of office and retail
commercial uses, where residential land uses are prohibited.
This category is intended to provide for office employment
land uses and support services for nearby residential uses.
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TC Town Center This designation establishes Town Centers (TC) that allow for
higher density housing, office, retail and other commercial
developments than allowed in traditional village cores, utilizing a
more extensive grid street system, which promotes direct access for
pedestrians, cyclists and motorists from the surrounding village
developments. The Town Center concept maintains the ¼ -mile
walk pedestrian-shed radius that contains the number of
households needed to support viable public transit stops or
stations. A unique road arterial (“Town Center Arterial”) is a major
feature of the Town Center. This arterial is designed to
accommodate pedestrian-oriented development based on larger
dwelling unit quantities and higher densities.
Transit stops or stations serving the future expansion of transit
technology will be the centerpiece for Town Centers in Otay
Ranch. Town Center policies will require transit-oriented densities
and permit a gradual reduction in multi-family and single-family
densities farther away from the Town Center. Appropriate Town
Center residential densities are within the 18-45 du/ac range.
EUC Eastern Urban
Center
This designation indicates a regional center comprised of
local and regional shopping opportunities and office and
employment uses configured up to 15 stories. Visitor
Commercial such as transit lodging, hotel, motels,
commercial recreation and other retail are allowed. High
density residential, including high rise residential is also an
essential part of the EUC.
FC Freeway
Commercial
This designation includes two planning areas:
(1) the southern portion (Freeway Commercial South, or FC -1)
includes regional land uses which require an automobile
orientation near regional transportation systems. Expected uses
include thoroughfare commercial, visitor commercial, and
regionally oriented retail commercial. and
(2) the northern portion (Freeway Commercial North, or FC-
2) land uses are envisioned to include hotels and high
density residential with ancillary commercial in a mixed-use
urban character setting that includes an urban park.
RTP Regional
Technology
Park
This designation applies the Regional Technology Park (RTP)
land use designation that is intended to be a large, master-
planned business park that integrates with research and
development activities with and high tech manufacturing
along with the administrative and office space associated
with such a facility as well as other light Industrial uses
integrated with University uses. It accommodates new
research institutions, industries and businesses able to
capitalize upon the research activities of the adjacent
University Campus and University Village allowed in the UI
District. The RTP accommodates a limited amount of
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supporting retail, service, professional office, and finance
businesses and is able to provide services and amenities that
provide a high quality work environment.
I Industrial This category includes light manufacturing, warehousing,
flexible use buildings and public utilities. Very limited
amounts of restaurant and office oriented commercial are
also permitted.
Village Three and Planning Area 18 are identified in the Otay
Ranch to contain Industrial land uses
P/QP Public/
Quasi Public
This includes public uses such as schools, sewerage
treatment plants, utility yards, corporate yards, etc.
CP/P Community
Park/Park
This overlay designation indicates the approximate location
of Community Parks (CP) and Neighborhood Parks (P). These
facilities to be fixed in location at the SPA level.
U University
The area indicated on the GDP/SRP Land Use Map as the
University Site is intended to accommodate the development
of a full service, four year higher educational institution(s),
including supporting facilities and faculty and staff housing.
The university may be a traditional campus focusing on four-
year undergraduate degrees and masters programs, or a
major research university that provides undergraduate,
masters, professional, and doctoral programs. It may also be
a multi-institutional teaching center or university center that
consists of a consortium of colleges, universities, and/or
research institutes that share campus land and facilities.
PR Park & Ride This area is designated for parking and intermodal transfers
from and to buses, trolley and automobiles.
GC Golf Courses This category includes areas intended for use as golf course
and golf course associated uses. See Part II, Chapter 1,
Section F, Villages 13 and 14 for more details.
OS Open Space These areas include Management Preserve, open space,
regional park, and open space district areas. No dwelling
units are allocated to these areas. See Chapter 4, Parks &
Open Space, for more details.
LDA Limited
Development
Area
An open space easement will cover the areas designated as
‘Limited Development Area’ (LDA). These areas will be
refined at the SPA level. Exact edge locations will vary
depending primarily on slope and location of significant
vege tation. Overall open space acreage cannot be reduced at
the SPA level during refinement. These areas will be left as
natural open space with the exception that roads and
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utilities are anticipated to cross or lie within these areas.
The placement of roads and utilities in these areas should
minimize disturbance by crossing perpendicular through the
easement. Roadways and utilities should not follow canyon
bottoms. ‘Limited Development Areas’ may be included
within private lots but would have the following set of
restrictions. Removal of native vegetation would be
prohibited except as necessary for construction of roads and
utilities. There would be no buildings or other structures,
agriculture, landscaping, livestock, grazing, horses, trash
disposal or fences allowed within these areas. Brushing for
fire control zones would conform to the local fire district
regulations.
SCC/
CC
Specialty
Conference
Center /
Com,munity
Center
This is the designation ascribed to the Otay Ranch House
indicating the intent to preserve some level of public use of
the facility
R Resort This category includes mixed use and resort oriented
development such as village commercial, recreation, theaters,
restaurants, and hotel oriented commercial, recreation and
conference facilities.
SRSA Sensitive
Resource
Study Area
This category is a designation indicating the potential
presence of sensitive resources such as vernal pools and
native grasslands. Upon completion of additional study at
the SPA level, this designation may be reconfigured or
eliminated based on the studies and/or proposed mitigation,
without the need for a GPA or GDP amendment. Those areas
without resources may be developed to the resort land use.
Those areas identified SRSA will be preserved.
* 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).
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Exhibit 18a – Existing Overall Project Summary Table
Exhibit 18a – Proposed Overall Project Summary Table
SF Units MF Units Total
Units Res. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Otay Valley Parcel 10,856 23,755 34,611 3,201.6 253.7 105.0 230.5 201.6 8.3 423.9 279.3 4,052.5 692.7 9,449 99,336
Proctor Valley
Parcel 2,631 1,558 4,189 1,885.4 12.5 17.1 10.0 252.0 - - 5,656.7 61.3 7,895 12,391
San Ysidro
Mountains Parcel 779 - 779 1,499.8 3.4 2.3 10.0 3.3 - - 4,036.2 - 5,555 2,494
Total:14,266 25,313 39,579 6,586.8 269.6 124.4 250.5 456.9 8.3 423.9 279.3 13,745.4 754.0 22,899 114,221
Parcel
Dwelling Units
Overall Project Summary Table
Overall Project Summary
Acreage Approx.
Pop.
SF Units MF Units Total
Units Res. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Otay Valley Parcel 10,856 23,755 34,611 3,201.6 253.7 116.6 230.5 201.6 8.3 423.9 267.7 4,052.5 692.7 9,449 99,336
Proctor Valley
Parcel 2,631 1,558 4,189 1,885.4 12.5 17.1 10.0 252.0 - - 5,656.7 61.3 7,895 12,391
San Ysidro
Mountains Parcel 779 - 779 1,499.8 3.4 2.3 10.0 3.3 - - 4,036.2 - 5,555 2,494
Total:14,266 25,313 39,579 6,586.8 269.6 136.0 250.5 456.9 8.3 423.9 267.7 13,745.4 754.0 22,899 114,221
Overall Project Summary Table
Overall Project Summary
Parcel
Dwelling Units Acreage Approx.
Pop.
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Section C(1)(a)
a. Otay Valley Parcel
The Otay Valley Parcel is the most urban of the three Otay Ranch parcels. The land
use plan provides continuity to adjacent developed areas, while creating a unique
character. At build-out, this parcel will provide a maximum1 of 34,611 dwelling units,
accommodating approximately 99,234 99,336 residents.
The major components of the land use plan for the Otay Valley Parcel include:
o Ten urban villages, with village cores which include mixed use areas,
neighborhood parks, and elementary schools.
o A circulation system which includes a planned highway (SR-125), Transit
routes, and a system of regional arterials.
o A pedestrian trail system that features a network of trails for walking,
bicycles, equestrian travel and potential use of low-speed/neighborhood
vehicles utilizing facilities such as neighborhood paseos, the “village
pathway”, pedestrian bridges and regional trails providing linkages to the
Otay Ranch Village Greenway and the Chula Vista Greenbelt.
o Highest intensity uses along SR -125, including the EUC, more intense
urban villages, and freeway commercial a reas.
o Industrial uses on the western edge adjacent to existing business park
uses and the Otay Landfill, and at the southern edge adjacent to planned
industrial uses on the Otay Mesa.
o A university site located on the southeastern portion of the parcel, south
of Hunte Parkway, adjacent to Villages Nine and Ten.
o The Eastern Urban Center with regional services and activities, and the
highest residential intensities.
o The Otay Valley Regional Park (a portion of the overall regional park
currently being planned for the entire length of the Otay River Valley).
o The Otay Valley Parcel land use table below shows the distribution of
land use categories.
1 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 include d in
the maximum DU.
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Exhibit 19 Existing Otay Valley Parcel Land Use Table
SF Units MF Units Total
Units Res. Ac.Park Ac.CPF Ac.Sch Ac.C'ml. Ac.Office Ac.Ind. Ac.Uni. Ac.Open Sp.Art. Ac.Total Ac.
Village 1 2,454 1,522 3,976 703.2 23.1 13.4 10.0 6.3 - - - 264.8 46.5 1,067.3 11,734
Village 2 604 3,941 4,545 346.0 24.0 12.6 19.8 + - 82.5 - 226.3 63.5 774.7 14,726
Village 3 880 717 1,597 149.5 8.1 4.3 8.3 +8.3 40.6 - 129.5 19.8 368.4 5,174
Village 4 176 277 453 68.3 56.8 1.8 - - - - - 233.4 11.4 371.8 1,296
Village 5 1,263 1,550 2,813 370.7 16.6 11.3 10.0 2.0 - - - 70.4 15.4 496.4 7,995
Village 6 941 1,497 2,438 282.0 7.6 13.7 10.0 *** - - - 22.0 58.3 393.6 6,830
Village 7 1,008 448 1,456 234.3 9.3 6.3 60.0 7.2 - - - 38.8 17.1 373.0 4,369
Village 8 1,564 4,046 5,610 356.0 35.2 10.0 42.4 * + - - - 52.7 40.0 536.3 15,646
Village 9 266 3,734 4,000 177.4 27.5 5.0 19.8 * - - 41.3 6.8 26.1 303.9 10,519
Portion of
University/Village 9
(Alternative)**
68 93 161 23.2 0.9 0.6 0.9 0.8 - - - 12.4 2.5 41.3 454
University/RTP - - - - - - - - - 85.0 238.0 - - 323.0 -
Village 10 695 1,045 1,740 113.1 7.6 4.3 9.2 - - - - 16.5 - 150.7 5,010
Portion of University
(Alternative)****291 213 504 71.7 10.4 2.1 8.3 2.2 - - - 26.1 7.8 128.6 1,475
Village 11 1,005 1,385 2,390 306.7 10.0 9.4 35.0 10.0 - - - 51.4 66.5 489.0 6,749
Plng. Area 12 - 3,593 3,593 94.4 27.9 12.9 6.0 161.1 - - - 2.8 71.0 376.1 9,288
Plng. Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Plng. Area 20 - - - - - - - 15.0 - - - 188.0 6.0 209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0 182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.1 69.1 -
Total:10,856 23,755 34,611 3,201.6 253.7 105.0 230.5 201.6 8.3 423.9 279.3 4,052.5 692.7 9,449 99,336
*** Commercial included as component of residential acreage.
* 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.
**** 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.
+ 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.
Otay Valley Parcel
Village
AcreageDwelling Units Approx.
Pop.
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Exhibit 19 Proposed Otay Valley Parcel Land Use Table
SF
Units
MF
Units
Total
Units Res. Ac.Park
Ac.CPF Ac.Sch
Ac.
C'ml.
Ac.
Office
Ac.
Ind.
Ac.
Uni.
Ac.
Open
Sp.
Art.
Ac.
Total
Ac.
Village 1 2,454 1,522 3,976 703.2 23.1 13.4 10.0 6.3 - - - 264.8 46.5 1,067.3 11,734
Village 2 604 3,941 4,545 346.0 24.0 12.6 19.8 + - 82.5 - 226.3 63.5 774.7 14,726
Village 3 880 717 1,597 149.5 8.1 4.3 8.3 +8.3 40.6 - 129.5 19.8 368.4 5,174
Village 4 176 277 453 68.3 56.8 1.8 - - - - - 233.4 11.4 371.8 1,296
Village 5 1,263 1,550 2,813 370.7 16.6 11.3 10.0 2.0 - - - 70.4 15.4 496.4 7,995
Village 6 941 1,497 2,438 282.0 7.6 13.7 10.0 *** - - - 22.0 58.3 393.6 6,830
Village 7 1,008 448 1,456 234.3 9.3 6.3 60.0 7.2 - - - 38.8 17.1 373.0 4,369
Village 8 1,564 4,046 5,610 356.0 35.2 10.0 42.4 * + - - - 52.7 40.0 536.3 15,646
Village 9 266 3,734 4,000 177.4 27.5 5.0 19.8 * - - 6.8 26.1 262.6 10,519
Planning Area 10
(University/RTP) - - - - - 11.6**** - - - 85.0 267.7 - - 364.3 -
Portion of Planning Area 10
(University/RTP) Alternative**359 306 665 94.9 11.2 2.7 9.2 3.0 - - - 38.5 10.3 169.8 1,929
Village 10 695 1,045 1,740 113.1 7.6 4.3 9.2 - - - - 16.5 - 150.7 5,010
Village 11 1,005 1,385 2,390 306.7 10.0 9.4 35.0 10.0 - - - 51.4 66.5 489.0 6,749
Plng. Area 12 - 3,593 3,593 94.4 27.9 12.9 6.0 161.1 - - - 2.8 71.0 376.1 9,288
Planning Area 18 - - - - - - - - - 215.8 - - - 215.8 -
Planning Area 20 - - - - - - - 15.0 - - - 188.0 6.0 209.0 -
Open Space++ - - - - - - - - - - - 2,729.4 - 2,729.4 -
SR-125 - - - - - - - - - - - - 182.0 182.0 -
Public - - - - - - - - - - - 19.6 - 19.6 -
Arterial - - - - - - - - - - - - 69.1 69.1 -
Total:10,856 23,755 34,611 3,201.6 253.7 116.6 230.5 201.6 8.3 423.9 267.7 4,052.5 692.7 9,449 99,336
* 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.
+ 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.
Otay Valley Parcel
Village
Dwelling Units Acreage Approx.
Pop.
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Section (C)(2)
2. Components of the Land Use Plan
The overall pattern of land uses within Otay Ranch is defined by the following major
elements:
Villages and Rural Estate Areas
Area Around the Lakes
Eastern Urban Center (EUC)
Industrial/Business Park/Freeway Commercial
University /Regional Technology Park (RTP)
Open Space and Environmental Resources
Parks
Mobility System
a. Villages and Rural Estate Areas
A pattern of villages is proposed throughout most of the Otay Ranch. The Otay Ranch
villages concentrate both higher intensity land uses and "people activities" toward the
village core, with densities generally decreasing away from the core area. This
organization of land uses promotes pedestrian travel internally and supports transit
opportunities for external trips. The design creates a sense of community within each
village by attracting residents to the village core for social, commuting, public service and
shopping activities. Residential neighborhoods surround the village core and connect to it
by pedestrian and circulation systems. This encourages internal, non-vehicular trips.
The purpose of the village design is to provide an efficient and comfortable living
environment for its residents. (Section D, Land Use Design, Character, and Policies,
focuses on the village concept.)
Otay Ranch contains urban villages, specialty villages and rural estates areas:
Urban Villages: These villages are located within the Otay Valley Parcel, adjacent to
existing urban areas. These villages are transit-oriented, with higher densities and mixed
uses in village cores or Town Centers. An emphasis is placed on providing alternatives to
the automobile, including transit (bus and bus rapid-transit), alternative transportation
low speed/neighborhood electric vehicles, and pedestrian and bicycle facilities. Villages
One, Two, Three, Five, Six, Seven, Eight, Nine, Ten and Eleven are urban villages. Each
urban village has man-made or natural features or other amenities which provide a
unique focus or specialty to create a sense of identity.
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Otay Ranch Village Types,
Rural Estate and Planning
Areas
Specialized Villages -
Villages 13, 14 & 15
Rural Estate Planning
Areas - 16 & 17
Industrial Planning
Areas - Villages 2 & 3
Industrial
Planning
Area 18
Urban
Villages - Otay
Valley Parcel
Mixed Use
Planning
Area 20
Primary use for a portion of
Villages Nine & Planning Area
Ten is University/RTP.
Secondary use is urban village.
Exhibit 25 Otay Ranch Village Types & Rural Estate Areas
(Existing)
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Otay Ranch Village Types,
Rural Estate and Planning
Areas
Specialized Villages -
Villages 13, 14 & 15
Rural Estate Planning
Areas - 16 & 17
Industrial Planning
Areas - Villages 2 & 3
Industrial
Planning
Area 18
Urban
Villages - Otay
Valley Parcel
Mixed Use
Planning
Area 20
Primary use for a portion of
Planning Area 10 is
University/RTP. Secondary use
is urban village (residential).
Exhibit 25 Otay Ranch Village Types & Rural Estate Areas
(Proposed)
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Section D (4)& (5)
4. University
As part of the Otay Ranch General Development Plan approval in 1993, a university was
envisioned as the primary land use for a portion of Village Nine and Planning Area Ten.
For nearly 20 years, the City of Chula Vista has continued to pursue the vision of an
institution(s) of higher education within the corporate limits. To date, progress has been
made through the acquisition of approximately 518 acres of land for university
development and as an open space buffer as part of the Otay Ranch Preserve.
Recognizing the need for viable employment lands, the City’s updated General Plan (2005)
called for a Regional Technology Park (RTP) use in conjunction with a university. It is the
intent of this GDP/SRP to reserve the land designated as University and RTP.
Since January 2006, the City has been working with key area landowners to develop a
land plan that would work for property owners and meet the goals and policies of the
General Plan and the Otay Ranch General Development Plan. In the spring of 2008, the
City and the landowners entered into Land Offer Agreements (LOAs). The LOAs provide the
City with an opportunity to obtain the land necessary for the development of the University
and RTP by providing certain considerations in conjunction with future entitlements for
Otay Ranch Villages Three, Four, Eight, Nine, and Ten. The acquisitions of the University
and RTP sites, and necessary mitigation acreage will be a major step forward in achieving
the City’s General Plan goals. The current schedule anticipates the final land acquisiti on to
be completed in 2014.
The GDP/SRP Land Use Map delineates the location for a University Campus within
Planning Area 10 and a portion of Village Nine adjacent to the EUC. Village Nine is also
envisioned to include a university village. The university village, together with the EUC,
will provide university related retail, service, and cultural centers. A separate, smaller
area for university related uses is designated east of Salt Creek and west of Wueste Rd. It
is envisioned that this higher education institution will consist of a multi-institutional
center or a traditional University Campus with a relationship to a RTP. The RTP is
envisioned as a research and technology-oriented, light industrial business park.
University Policies
A portion of Village Nine is designated as the University and RTP haswith a secondary
land use designation for village purposes as described in Part II, Chapter 1, Sections F9
and F10. The property within Village 9 designated as University may be developed for said
secondary land uses only upon the following: the repurchase of said land in accordance
with the terms of that certain Land Offer Agreement, dated April 17, 2008, entered into
between the City of Chula Vista and Otay Land Company and the recordation of the
transfer of the fee interest in accordance with said repurchase.
A portion of Planning Area 10 adjacent to Village Ten has a secondary village land use.
This portion of Planning Area 10 may be developed for said secondary land uses only upon
the following: the repurchase of said land in accordance with the terms of that certain
Land Offer Agreement, dated July 8, 2014, entered into between the City of Chula Vista
and State Street Bank, LCRE V and the recordation of the transfer of the fee interest in
accordance with said repurchase.
Develop a University Campus plan to supply at least 30 percent of the student housing
needs, and 20 percent of graduate student and faculty/staff housing needs. Provision of
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this housing may be met through collaboration between the university and private
ownership interests.
Provide within the University Campus opportunities to develop new research institutions,
industries, and businesses that capitalize upon and complement the intellectual capital
and research activities of the adjacent RTP.
Individual research institutes that may be developed with a Multi-Institutional Teaching
Center (MITC) or traditional university may be distributed throughout the University site
and/or as an interface with the Village Nine Town Center, RTP or EUC.
Integrate the University Campus land planning and circulation/infrastructure planning
with the High Tech high school, middle school, and elementary school campus that is
located within the University and RTP land planning acreage.
Integrate the University Campus land planning, circulation, and infrastructure planning
with surrounding parklands; cultural and community facilities; libraries; and comparable
uses that will be located within the EUC and Village Nine, which has been designated a s
the University Village, to support the University and RTP land uses.
The University and RTP site planning and buildings shall be linked and unified through a
system of plazas/quads; pathways; transportation corridors; recreational areas, and open
spaces.
Vehicular parking within the University and RTP site shall be minimized. Parking areas
and shall not be located within the core of the University Campus or on the campus edge
adjacent Village Nine where the regional transit line is to be located, or Villag e Ten.
5. Regional Technology Park (RTP)
The RTP will be a large, master-planned business park or parks that provides for high
quality science, advanced technology and manufacturing type development. The RTP will
allow research and development uses with some limited light industrial uses. The RTP will
accommodate new research institutions, industries and businesses able to stimulate
and/or capitalize upon the research activities of the nearby University Campus. The RTP
may include a limited amount of supporting convenience and professional office that
provide services and amenities in support of a high quality work environment; however,
given the limited amount of RTP area these uses should primarily be located in the
adjoining Village Nine and/or EUC area.
RTP Policies:
Develop the RTP adjacent to integrated with the University Campus and the Village Nine
Town Center; but provide as a with distinctly identifiable and high-quality campus
environment, with unifying streetscapes; landscapes; architectural character; signage;
lighting; and similar elements.
Promote research and development uses utilizing development and land use controls and
standards provided in the SPA Plans for the University and RTP to encourage high
technology uses and industries as outlined in the Strategic Framework Policies.
Proactively attract the development of incubator industries and research institutions that
may be induced by the presence of a University Campus, or conversely, that may stimulate
ongoing University development.
Allow ancillary professional office and limited service businesses as secondary uses where
such uses are necessary to support the primary research and development and light
manufacturing uses. These secondary uses should not compete with adjoining areas such
as the Village Nine Town Center and the EUC that are intended as the preferred location
for these support uses.
Locate accessory uses, such as daycare facilities; health clubs/spas; parklands; and other
uses that support the workplace within the surrounding University Campus, Village Nine
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Town Center, and the EUC in order to maximize the availability of RTP land for the
primary uses.
Locate and design the RTP so it is conveniently accessible to transit and pedestrian
connections serving the University Campus, Village Nine, and the EUC. Provide vehicular
accessibility to the RTP from SR-125 along Main Street/Hunte Parkway.
Locate portions of the RTP in proximity to the Village Nine Town Center to achieve visual
continuity and pedestrian orientation so that workers in the RTP can access dining and
other uses and amenities found within Village Nine Town Center.
Connect the RTP to surrounding open space parks, plazas, and other public amenities by
providing connections with pedestrian/bike paths, and greenbelt trails.
Establish higher floor area ratios (FAR) to accommodate RTP uses in multi-story buildings
in order to maximize limited land availability and to allow for building form transitions
between Village Nine and the RTP. Locate parking at the rear of buildings to promote
business visibility and a pedestrian-friendly environment.
The RTP may be comprised of non-contiguous areas provided that any individual land
component planning area is not less than 20 acres; however, the placement of the RTP at
multiple locations shall be minimized within the University Campus.
Section F(9)
Exhibit 54 – Existing Village 9 Land Use Table
SF MF Total Dens Res.Park***CPF Sch.**C'ml.Uni.Open
Sp.Art.Total
LMV 105 105 3.7 28.1 4.7 32.8 350
M 161 161 10.6 15.2 2.9 18.1 536
EUC 1,912 1,912 39.6 48.3 3.6 *51.9 4,933
TC 1,030 1,030 23.3 44.3 1.5 2.3 7.9 *56.0 2,657
MU 792 792 19.1 41.5 14.8 2.7 11.9 *70.9 2,043
UNIVERSITY+41.3 41.3
OTHER 6.8 26.1 32.9
TOTAL 266 3,734 4,000 22.6 177.4 27.5 5.0 19.8 *41.3 6.8 26.1 303.9 10,519
**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
Use
Dwelling Units Acreage Approx.
Pop.
*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.
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Exhibit 54 – Proposed Village 9 Land Use Table
SF MF Total Dens Res.Park***CPF Sch.**C'ml.Ind.Open
Sp.Art.Total
LMV 105 105 3.7 28.1 4.7 32.8 350
M 161 161 10.6 15.2 2.9 18.1 536
EUC 1,912 1,912 39.6 48.3 3.6 *51.9 4,933
TC 1,030 1,030 23.3 44.3 1.5 2.3 7.9 *56.0 2,657
MU 792 792 19.1 41.5 14.8 2.7 11.9 *70.9 2,043
OTHER 6.8 26.1 32.9
TOTAL 266 3,734 4,000 22.6 177.4 27.5 5.0 19.8 *6.8 26.1 262.6 10,519
**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
Use
Dwelling Units Acreage Approx.
Pop.
*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.
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Exhibit 55 – Existing Village 9 Land Use Plan
DocuSign Envelope ID: 4BDAF94C-45E6-42E5-86AD-00C564483CE4
Exhibit 55 – Proposed Village 9 Land Use Plan
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Section F(10)
10. Planning Area 10 (University and Regional Technology Park)
a. Planning Area 10 Setting
Planning Area 10 is approximately 323 364.3 acres located in the eastern portion of the
Otay Valley Parcel, east of Village Nine, south of Village Eleven and the Eastern Urban
Center, north of Village Ten and east of Salt Creek. The site is characterized by a broad
mesa with slopes along the eastern boundary leading down to Salt Creek.
Open Space and Habitat: Planning Area 10 is located adjacent to the steep slopes and
habitat of Salt Creek.
Land Use: Planning Area 10 is located on the eastern edge of the Otay Valley Parcel.
This site is surrounded by vacant farm land and native habitat. Surrounding uses
include a town enter and mixed uses in Village Nine, residential uses in Village Ten to
the south and Villages Eleven to the north, the Eastern Urban Center to the northwest,
and the U.S. Olympic Training Center across Salt Creek to the east. Lower Otay Lake
lies to the east across the ridge which borders the Salt Creek corridor.
Visual: Scenic values extend along Salt Creek. Planning Area 10 contains views to Rock
Mountain and the Otay River Valley, and more distant views of the San Ysidro
Mountains to the east.
Relationship to Other Otay Ranch Villages: Planning Area 10 is located southeast of
the Eastern Urban Center. Village Eleven is located to the north, Village Ten is located to
the south and Village Nine is located to the west.
b. Portion of Planning Area 10 Description
The primary land uses for Planning Area 10 are composed of two component parts, a
University site and a Regional Technology Park (RTP). The University and RTP are
described in. Part II, Chapter 1, Section D4.
The intent of the GDP is to reserve a site for a full scale university within the Otay
Ranch. The GDP reserves the land for a university for a period of time dependent on the
phasing.
The secondary land uses for Planning Area 10, as depicted in Exhibits 55b and 56b 59,
may be developed for said secondary land uses in accordance with the provisions of the
LOAs between the City and OLC and SSBT, LCRE V.
c. Planning Area 10 Policies
Planning Area Character Policies:
Planning Area 10 character should be guided by the following qualities:
• Location adjacent to the Salt Creek corridor.
• High intensity of the area land uses.
• Complementary relationship and compatibility with the Eastern Urban Center,
especially its residential component.
• Views to Rock Mountain, the Otay River Valley, and the San Ysidro Mountains
to the east.
Planning Area 10 Core Policies:
The Planning Area core should be located near the western Planning Area 10
boundary in order to provide some community services for the residents of the Eastern
Urban Center and to compliment complement the Village Nine Town Center.
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Parks and Open Space Policies:
The following policies shall guide the design of open spaces in Planning Area 10:
• Natural open space areas adjacent to the Otay River Valley identified on the
GDP/SRP Land Use Map shall be preserved outside of individual private lots,
where feasible.
• Natural open space character along the canyon shall be based upon the
concepts developed in the Overall Ranch Design Plan and refined in the Design
Plan for this Planning Area.
• Setbacks and landscaping shall be provided along Main Street/Hunte Parkway
in keeping with open space scenic corridor guidelines in the Overall Ranch
Design Plan (requirements set forth in Section E, Implement ation).
• Pedestrian trails and walkways shall link Planning Area 10 with the Otay Valley
Regional Park.
Other Planning Area 10 Policies:
Contour grading shall be required adjacent to Salt Creek. Landform grading
guidelines shall be developed as part of the Overall Ranch Design Plan and will be
further refined in the Design Plan at the SPA level.
Design guidelines which address the visual quality of development adjacent to Salt
Creek shall be included in the Overall Ranch Design Plan, and further refined in the
Design Plan for Planning Area 10.
The Planning Area 10 SPA Plan shall include provisions for locating transit routes and
transit stops adjacent to and within the district, where feasible. The SPA Plan shall be
conditioned for dedication at the Tentative Map level, as applicable.
Exhibit 58a – Existing Planning Area 10 (University/RTP) Land Use Table
SF MF Total Dens Res.Park CPF Sch.C'ml.Ind.Uni.Open
Sp.Art.Total
RTP 85.0 85.0
UNIVERSITY 226.4 226.4
PUBLIC/QUASI
PUBLIC 11.6 11.6
TOTAL 85.0 238.0 323.0
Planning Area 10 (University/RTP)*
Use
Dwelling Units Acreage Approx.
Pop.
*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.
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Exhibit 58a - Proposed Planning Area 10 (University/RTP) Land Use Table
Exhibit 59b – Proposed Portion of Planning Area 10 Alternative
SF MF Total Dens Res.Park CPF Sch.C'ml.Ind.Uni.Open
Sp.Art.Total
RTP 85.0 85.0
UNIVERSITY 267.7 267.7
PUBLIC/QUASI
PUBLIC 11.6**11.6
TOTAL 11.6 85.0 267.7 364.3
**11.6 acre SDG&E substation.
Planning Area 10 (University/RTP)*
Use
Dwelling Units Acreage Approx.
Pop.
*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.
SF MF Total Dens Res.Park**CPF +Sch.C'ml.Ind.Open
Sp.Art.Total
L 30 30 2.0 14.9 14.9 96
LMV 265 265 4.9 55.4 55.4 847
M 64 64 9.0 7.1 7.1 206
MU 4.3 2.7 3.0 9.9
MH 306 306 17.5 17.5 9.2 26.7 780
CP 7.0 7.0
OTHER 38.5 10.3 48.8
TOTAL 359 306 665 7.0 94.9 11.2 2.7 9.2 3.0 38.5 10.3 169.8 1,929
**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.
Portion of Planning Area 10 (University/RTP) Alternative*
Use++
Dwelling Units Acreage Approx.
Pop.
*Portion of University has a secondary land use designation of residential as depicted in this table.
DocuSign Envelope ID: 4BDAF94C-45E6-42E5-86AD-00C564483CE4
Exhibit 59 – Existing Planning Area 10 (University/RTP) Land Use Plan
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Exhibit 59 – Proposed Planning Area 10 (University/RTP) Land Use Plan
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Chapter 2, Section B, Circulation Element Arterial and Major Roads
Circulation Element Arterial and Major Roads
These roads typically provide for completion of the regional system. In this role, they are
designed to operate at maximum efficiency, and provide for automobile and bus access to
regional destinations, including freeways. They cross each other at intervals of three
quarters of a mile or greater. Entry onto these roads, except at the EUC, Freeway
Commercial and in Town Centers, is restricted to Village Entry Streets. The following
streets/roads reflect ultimate widths, but widths may be reduced at the SPA level based on
the SPA traffic analysis and in accordance with the phasing plan:
Road Name From To Classification
Birch Road La Media Road SR-125 6 Lane Major
Birch Road SR-125 EastLake Pkwy 4-6 Lane Prime
EastLake Pkwy. Olympic Parkway Hunte Parkway 6 Lane Major
Olympic Pkwy. I-805 Hunte Parkway 6 Lane Prime
La Media/Otay Lakes Rd. Telegraph Canyon Road Main Street/Rock
Mountain
6 Lane Prime
Otay Lakes Rd. Hunte Parkway Dulzura Crossing 6 Lane Prime
Main Street/Rock
Mountain Road I-805 Eastlake Parkway 6 Lane Major*,**
Otay Valley Road Main Street/ Rock
Mountain Road
Eastlake Parkway 4 Lane Major***
Hunte Parkway EastLake Parkway Olympic Parkway 6 Lane Prime
Heritage Road Telegraph Canyon Rd. Palm Ave. 6 Lane Prime
East Palomar St. I-805 Heritage Road 4 Lane Major
Proctor Valley Road SA 1150.1 Millar Ranch Road 4 Lane Major
Discovery Falls Hunte Parkway Village 9 Street B 4-lane Major
EastLake Parkway/
University Drive Hunte Parkway First intersection 4-lane Major
University Drive First intersection Discovery Falls Class II Collector
4 lane town center arterials in Village Eight Town Center
**6 lane gateway in Village Nine
***4 lane town center arterial in Village Eight West town center
Policy: Provide a system that recognizes and is consistent with the adjacent
circulation element roads.
Policy: Reduce Birch Road between SR 125 and Eastlake Parkway from 6 lanes to 4
lanes in order to match travel lanes to the Village entry street in Village 11
and provide a better pedestrian connection between the Freeway commercial
and EUC.
Policy: Provide Town Center Arterials in Village Eight West and Nine that incorporate
the use of couplets, spindles, or a grid street system to be determined on the
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SPA level as a mechanism for allowing arterial and major roadways to enter
and pass through the center/interior of a village.
Policy: Minimize impacts on adjacent residential and environmentally sensitive areas.
Policy: Minimize impacts on unique landforms by designing with the natur al terrain
where possible when selecting alignments.
Policy: Except in Town Centers, prohibit parking on arterial and major circulation
element roads.
Policy: Provide over/undercrossings linking villages where appropriate. These should
accommodate pedestrians and bikes and low-speed electric vehicles.
Policy: Provide bridges or culverts to allow for wildlife crossings where required by the
Wildlife Corridor Study.
Policy: Prohibit bisecting village cores with circulation element roads except in Town
Centers.
Policy: Except in Town Centers and the University, enhance traffic flow by minimizing
the number of points of ingress and egress to villages from circulation element
roads.
Policy: Except in Town Centers, prohibit driveways along arterials for any residential
or village commercial use and strictly limit driveways for freeway commercial
and EUC uses.
Policy: Design circulation elements roads in accordance with Exhibits 78 through 93
except in the University.
Policy: Design the village road systems to provide a hierarchy of streets and alternate
routes connecting to the village core area.
Policy: Design village roads for human rather and automobile scale while ensuring
public safety in all cases.
Policy: Traffic calming devices such as neck downs, bulb-outs and traffic circles shall
be provided in each village and town center
Policy: All streets shall be tree-lined, consistent with an overall village landscape
plan.
Chapter 2, Section B, Street and Roads
Streets/Roads
Each village will provide a complex integrated system of roads, low-speed electric vehicles
and bike paths, and pedestrian ways. The system is outlined below by individual road
types that may be found in all villages except for the rural standard. However, the actual
pattern of roads varies within each village in response to site features, circulation element
roads, topography, land use organization, etc. Actual roadway configuration and standards
will be set at the SPA level. The following is a description of how these roads are locat ed
functionally within the village setting. While circulation element roads must adhere to
prescribed levels of service, these interior roads are permitted to operate at less than
established LOS. This is done to further encourage use of alternative modes of
transportation.
Town Center Arterial
Town Center Arterials serve the Town Centers by bringing arterial roadways into the town
centers within a pedestrian oriented grid system of streets. These arterials provide for
pedestrians, vehicles and transit in a walkable environment. Town Center Arterials are
typically a pair of two lane one-way streets (couplets) providing a total of 4 lanes within a
town center boundary. These roadways provide an equivalent capacity as a standard four
lane arterial. Couplets allow for intergration of pedestrians by providing slower travel
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speeds and narrower street width without reducing overall travel time through the Town
Center.
Village Entry Streets
These divided roadways provide the "gateways" into the villages and are typically two lanes
on each side of a median. They provide the primary ingress and egress from the village to
arterials and/or major roads. One or more of these roads will visually focus on the village
core/mixed use area. These roads extend from the Circulation Element Road to the Village
Collector street, "alternate route" through the village. These roads always provide for
pedestrian and alternate modes of transportation outside of the roadbed. In some villages
these roads also reserve space for future transit.
Policy: Village entry streets should incorporate medians and be landscaped to
reinforce village character and identity except in the University.
Policy: Direct driveway access shall be precluded on primary village, promenade, or
collector streets except for commercial and multiple family parking areas.
Policy: Selected streets should provide direct visual access to the village core.
Policy: Design streets to give balance to the needs of the various modes of
transportation using the street. Intersections should be designed to
encourage pedestrian movement and reduce vehicle speed while ensuring
public safety and providing for emergency vehicle access.
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