HomeMy WebLinkAbout11. Parks Master Plan
Parks Master Plan
Otay Ranch
Freeway Commercial North
Sectional Planning Area
April 25, 2019
Project Sponsor:
Baldwin & Sons
610 West Ash,
Suite 1500 San
Diego, CA 92101
Contact: Nick
Lee
(619) 234-4050
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I. Purpose
A. This SPA Parks, Recreation, Open Space and Trails Master Plan (“SPA Park Master
Plan”) identifies and describes park, recreation, open space and trail facilities and
implementation for Otay Ranch Villages. This Plan meets the Otay Ranch Parks,
Recreation and Open Space goals, objectives, policies and implementation measures
identified in the Otay Ranch GDP to provide parks, recreation and open space
amenities. The primary goal is to enhance the quality of life for residents and visitors
by providing a variety of active and passive recreational opportunities. This Plan also
meets the goals, policies and requirements of the City of Chula Vista Parks Master
Plan (November 12, 2002). This Plan incorporates both SPA and Tentative Map level
requirements for planning parks, recreation facilities, open space and trails provisions
associated with the development of the SPA Plan area.
B. Regulatory Framework: The provision and implementation of parks and open space in
the SPA Plan area is regulated by the following:
1. Chula Vista Municipal Code - SPA Plans:
Section 19.48.090 (P-C-Planned Community Zone) of the Chula Vista
Municipal Code establishes Sectional Planning Area Plans, Requirements and
Content. Subsection C.1. requires the following information to be contained in
a SPA site utilization plan:
• Land Uses
• Parks
• Open Space
2. Chula Vista Municipal Code - Park Lands and Public Facilities
Chapter 17.10 (Park Lands and Public Facilities) of the Chula Vista Municipal
Codes establishes the requirements for dedication of land, development of
improvements, parkland criteria, in-lieu fees for land dedication and
development improvements, commencement of park development, and
collections and distribution of park fees.
3. Otay Ranch General Development Plan (GDP)
The GDP requires specific identification of park, recreation and open space provisions
at the Sectional Plan Area (SPA) Plan level. The SPA requirements are:
• Provide a Parks Master Plan
• Identify and reserve specific sites.
• Identify equipment needs.
• Identify alternative financing methods.
• Identify alternative maintenance entities and funding.
• Identify phasing.
• Identify plans for the use of reclaimed water, as appropriate.
• Review need for special purpose parks.
4. Chula Vista Landscape Manual
As provided in the Chula Vista Landscape Manual, the following is an overview of the
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park and open space development process and specific submittal requirements. The
Park design process is to be approved by the Director of General Services.
5. Parks
The Landscape Manual requires the preparation of a Park Concept Plan, Master Plan,
Design Development and Construction Documents as described below:
• Concept Plan:
The Concept Plan is the initial phase in the park design process. Work product
relative to this phase includes, but is not limited to, meeting with staff to discuss the
project and the desired uses, site analysis, program development of site features and
components; development of various schematic alternatives to evaluate site planning
options; determination by staff of the preferred alternatives; and preparation and
submittal of the refined concept plan.”
• Master Plan:
The Master Plan phase is the refinement of the Concept Plan to bring the park
design to a detail and graphic level acceptable for presentation to the Parks &
Recreation Commission and City Council. The plan(s) are to be colored renderings,
mounted on foam-core. All Master Plans will be retained by the Parks & Recreation
Department for presentation purposes and archival data.
• Design Development:
This phase focuses on the refinement of the Master Plan, to a level of detail
sufficient to move into the Construction Document phase. The determination of
materials, finishes, colors, plants, quantities, etc., are to be analyzed and determined.
• Construction Documents:
The Construction Document phase consists of the preparation, review and approval
of all plans necessary for utilization by the contractor for the installation of the
project. Typical sheets may include: Planting, Irrigation, Construction, Grading,
Layout and related Construction Details.
6. Public Open Space
Public open space for the SPA Plan area meets the requirements of the Otay Ranch
Resource Management Plan (RMP). The Chula Vista Landscape Manual requires the
preparation of an Open Space Concept and Analysis Plan, Master Plan and
Construction Documents as described below:
• Open Space Concept and Analysis Plan:
The Concept Plan for an Open Space project shall serve as a comprehensive
plan identifying the following aspects: analysis of the existing conditions, and the
mitigation of any impacts generated by the proposed project; existing features on
site and any sensitive plant, habitat or wildlife existing on-site that might be
impacted; identification of the various Open Space lots being proposed for turnover
to the City by letter designation; the level of modifications or improvements to be
installed relative to the “Code” system utilized by the City; gross area of each lot
and the total area of all Open Space lots, proposed or existing adjacent land uses;
and other proposed improvements such as trails, kiosks, signage, walls, etc.”
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• Master Plan:
The focus of this submittal is to graphically indicate the location of the project, the
types and locations of improvements, relationships to the adjacent land uses and the
benefits that will be derived from the project by the City and its citizens. The plan
shall be at an appropriate scale to allow for accurate analysis. This plan shall be a
rendered plan, mounted on foam-core and will be retained by the Parks &
Recreation Department for presentation purposes and archival data.
• Construction Documents:
The Construction Document phase consists of the preparation, review and approval
of all plans and documents necessary for utilization by the developer and contractor
for the installation of the project. Typical sheets may include: Planting, Irrigation,
Construction, Grading, Layout and related Construction Details.
Based upon the scope and type of project, staff will identify the quantity and sets to
be submitted for review. Four sets of plans will typically be required for routing to
other City Departments.
7. Streetscape (Medians and Parkways) The Chula Vista Landscape Manual
requires the preparation of a Master Plan and Construction Documents for
Streetscapes (Medians and Parkways) as described below:
• Streetscape Master Plan:
The focus of this submittal is to graphically indicate the location of the project, the
types and locations of improvements, relationships to the adjacent land uses and the
benefits that will be derived from the project by the City and its citizens.
• Construction Documents:
The Construction Document phase consists of the preparation, review and approval
of all plans and documents necessary for utilization by the developer and contractor
for the installation of the project. Typical sheets may include: Planting, Irrigation,
Construction, Grading, Layout and related Construction Details.
Based upon the scope and type of project, staff will identify the quantity and sets to
be submitted for review. Four sets of plans will typically be required for routing to
other City Departments.”
7. SPA Plan Public Facilities Finance Plan
The Municipal Code establishes, as a condition of SPA approval, the preparation of a
Public Facilities Finance Plan (PFFP). The PFFP must show how and when facilities
and services necessary to accommodate the development will be installed and
financed, including a phasing schedule to ensure that facilities are provided in a timely
manner and that one area will not utilize more than the area’s fair share of facility or
service capacity.
8. Entitlement Documents
Park, recreation and open space provisions are further defined as development
entitlements are processed as follows:
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a. Tentative Map requirements:
• Include local park sites in Conditions of Approval;
• Identify funding for local parks and determine a schedule for the payment of pad fees;
• Review existing or proposed trails on adjacent properties to ensure linkages;
b. Subdivision Landscape Master Plan requirements:
• Include all principal landscape design concepts (same size/scale as
Tentative Map);
• Include all park, recreation, open space and trails;
• Identify ownership and maintenance responsibilities
c. Final Map requirements:
• Identify ownership and maintenance responsibilities
• Dedicate local park sites
• Assure funding for local parks
• Implement design guidelines
d. Building Permit Requirements: Pay impact fee (if established)
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II. Otay Ranch Goals and Policies
The Otay Ranch parks and recreation goals, objectives and policies provide for a variety of parks and
recreation amenities. Otay Ranch provides the opportunity for a full range of passive and active
recreational opportunities both locally and on a regional basis. Otay Ranch GDP goals, objectives and
policies related to park and recreation facilities include the following:
Goal: Provide diverse park and recreational opportunities within Otay Ranch which meet the
recreational, conservation, preservation, cultural and aesthetic needs of project
residents of all ages and physical abilities.
Objective: Identify park, recreational and open space opportunities, where appropriate, to serve the
South County region and San Diego County as a whole.
Policy: Encourage joint use of utility easements with appropriate and compatible uses,
including, but not limited to, open space, agriculture, parking and trails.
Objective: Maximize conservation, joint uses and access and consider safety in the design of
recreational facilities.
Policy: Commercial recreation opportunities may be permitted within Town Square,
community and regional parks to generate revenue to defray park operational
expenses.
Policy: Utilize conservation measures including reclaimed water, efficient irrigation systems and
drought tolerant plant material in the development of public and private parks where
allowed.
Policy: Minimize park operation and maintenance costs and identify funding sources for
continued operation and maintenance of all Otay Ranch park and open space land.
Objective: Provide neighborhood and Community Park and recreational facilities to serve the
recreational needs of local residents.
Policy: Provide a minimum of 3 acres of neighborhood and Community Park land (as
governed by the Quimby Act) and 12 acres per 1,000 Otay Ranch residents of other
active or passive recreation and open space area.
Policy: Encourage the design of park sites adjacent to public schools and other public lands
where co-location of facilities is feasible. Joint use agreements with school districts is
encouraged.
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III. Park Requirements
A. Chula Vista Municipal Code
All new development in the City of Chula Vista is subject to the requirements contained in the
City's Parkland Dedication Ordinance CVMC Chapter 17.10. The ordinance establishes fees
for park land acquisition and development, sets standards for dedication and establishes
criteria for acceptance of parks and open space by the City of Chula Vista. Fees vary
depending upon the type of dwelling unit that is proposed. There are three types of housing:
Single Family dwelling units (defined as all types of single family detached housing and
condominiums), Multi-Family dwelling units (defined as all types of attached housing
including townhouses, attached condominiums, duplexes, triplexes and apartments) and
Mobile Homes. Single Family Housing is defined as a freestanding structure with one
residential unit. Multi-Family Housing is defined as any freestanding structure that contains
two or more residential units. Parkland dedication requirements are shown below on Table 1.
Table 1
Estimated Required Park Land Dedication
UNIT TYPE TARGET NUMBER OF
UNITS
PARK AREA/DU TOTAL AC
Single Family 0 460 sf 0. 0 ac
Multiple Family 900 341 sf 7.05
Total 900 7.05
The GDP requires that the SPA-level planning include definition of the location, acreage and
boundaries of neighborhood and Community Parks and open space. A component of the SPA Plan
includes a Public Facilities Finance Plan (PFFP) which further analyzes and determines park
requirements and phasing.
The actual park acreage requirements will be based on the actual number of residential units (and
projected population) approved on the subsequent Development Agreement and Final Map(s) for FC2.
The Development Agreement shall identify how park requirements will be satisfied.
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IV. Park and Recreation Program
The Park and Recreation Program includes the following:
1. Public Parks
2. Private Recreation
3. Ownership and Maintenance
4. Connections
A. Public Park
The project is responsible for both the park development component and the acquisition
component PAD Fees. The project parkland demand is 7.05 acres based on CVMC 17.10 (Table H.3).
The project will meet its parkland obligation of 7.05 acres through two separate mechanisms. The
obligation of the first 600 residential units will be met through the provision of a 2-acre public park
enhanced to a value equivalent to 4.69 acres of parkland. The remaining 300 units will satisfy the
remaining 2.36 acres of obligation through payment of a Park Benefit Fee (per the Project’s
Development Agreement) equal to the PAD fees (both Acquisition and Development components) for
multi-family units.
Table H.5 identifies the estimated City of Chula Vista October 2018 fees for the Parkland Acquisition
and Development Component of the PAD fees paid for the first 600 units in FC-2 and the Park Benefit
Fee paid for units 601 through 900 in FC-2.
Table 2
FC-2 Multi-Family Acquisition and Development Fee (Preliminary Calculation)
MF Units
MF
Acquisition Fee
$9,408
MF
Development
Fee
$5,859
Park Benefit
Fee
$15,267 Total
600 $5,644,800 $3,515,400 - $9,160,200*
300 - - $4,580,100 $4,580,100
Total: $13,740,300
* Figures in this table are preliminary estimates and shall be recalculated at the time when the
obligations are due as determined by the Development Agreement. This table does not include
credit for the 2-acre park and Development Agreement required park enhancements
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Concept Design for FC-2 Park
See Park Program Element on next page
Exhibit P-1
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Exhibit P-1, Continued
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B. Private Recreation
Private recreation facilities, common open space, and walkways will be provided as an integral
component of the residential site plan. The concept for private recreation facilities includes two primary
facilities as shown in Exhibit P-2 below. One serves the west side and the other serves the west side of the
project. The public park is centrally located serving both sides and conveniently accessible to the general
public.
Private Recreation
Exhibit P-2
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C. Ownership and Maintenance:
The ownership, maintenance, and dedication requirements for the Public Park shall be as established in
the Development Agreement. The ownership and maintenance of the private recreation facilities,
common open spaces, and off-street walkways shall be by the private homeowners association for the
residential areas.
D. Connections:
Both the public and private parks are connected internally by a system of walkways as shown on Exhibit
P-3, Park Connections. Additionally, these connect to public parks off-site in adjacent villages.
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Exhibit P-3