HomeMy WebLinkAbout3. SPA PlanSPA PLAN
Otay Ranch Freeway Commercial
Sectional Planning Area (SPA)
Adopted April 1, 2003
by Resolution No. 2003-132
Amended September 14, 2004
by Resolution No. 2004-300
Amendment August 14, 2007
by Resolution No. 2007-226
Amended on May 26, 2015
by Resolution No. 2015-114
Amendment September 13, 2016
by Resolution No. 2016-187
Amendment XXX, 2019
by Resolution No. 2019-XXX
Project Sponsor:
Baldwin & Sons
610 West Ash, Suite 1500
San Diego, CA 92101
Contact: Nick Lee
(619) 234-4050
Prepared by:
Cinti Land Planning
PO 439030, PMB 101
San Diego, CA 92143
Contact: Gary P. Cinti
(619) 223-7408
gary@cinti.com
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OTAY RANCH FREEWAY COMMERCIAL
SECTIONAL PLANNING AREA (SPA) PLAN
TABLE OF CONTENTS
SECTION PAGE
I. INTRODUCTION.............................................................................................................. I-1
A. BACKGROUND, SCOPE & PURPOSE OF THE PLAN ............................................................... I-1
B. RECORD OF AMENDMENTS ................................................................................................. I-2
C. LOCATION & REGIONAL SETTING ...................................................................................... I-4
D. COMMUNITY STRUCTURE .................................................................................................. I-7
E. LEGAL SIGNIFICANCE/EIR ................................................................................................. I-9
F. SPA PLAN CONSISTENCY WITH GDP/PC ZONE DISTRICT ................................................. I-9
G. RELATED DOCUMENTS .................................................................................................... I-17
H. PLANNING PROCESS ......................................................................................................... I-18
1. Chula Vista General Plan ............................................................................................ I-18
2. Otay Ranch General Development Plan ..................................................................... I-19
II. DEVELOPMENT CONCEPT ......................................................................................... II-1
A. DESIGN INFLUENCES ........................................................................................................ II-1
1. Site Characteristics & Visual Context ........................................................................ II-1
2. Surrounding Land Uses............................................................................................... II-1
B. LAND USE PATTERN ........................................................................................................ II-4
C. DENSITY TRANSFER ......................................................................................................... II-5
D. HOUSING PROGRAMS ....................................................................................................... II-5
E. URBAN DESIGN CONCEPTS .............................................................................................. II-6
F. LANDSCAPE DESIGN CONCEPTS ....................................................................................... II-8
G. FREEWAY SIGNAGE PROGRAM ....................................................................................... II-10
H. AGRICULTURAL PLAN .................................................................................................... II-13
III. MOBILITY ...................................................................................................................... III-1
A. INTRODUCTION ............................................................................................................... III-1
B. PROJECT ACCESS ............................................................................................................ III-1
1. Regional Access ......................................................................................................... III-1
2. Local Access .............................................................................................................. III-1
C. PROJECT CIRCULATION NETWORK .................................................................................. III-2
D. STREET STANDARDS ....................................................................................................... III-5
1. Arterials & Major Roads ............................................................................................ III-5
2. Commercial Promenade Street ................................................................................ III-14
E. PHASING OF ROAD IMPROVEMENTS .............................................................................. III-14
F. TRANSIT PLANNING PRINCIPLES ................................................................................... III-14
G. BICYCLE ROUTES & PEDESTRIAN TRAILS ..................................................................... III-17
IV. GRADING ........................................................................................................................ IV-1
A. INTRODUCTION ............................................................................................................... IV-1
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B. GRADING CONCEPT......................................................................................................... IV-1
C. GRADING POLICIES ......................................................................................................... IV-4
D. STORM WATER QUALITY REQUIREMENTS DURING CONSTRUCTION............................... IV-5
V. PARKS, RECREATION & OPEN SPACE ................................................................... V-1
A. INTRODUCTION ................................................................................................................ V-1
B. REQUIRED PARK LAND & IMPROVEMENTS ...................................................................... V-1
C. OPEN SPACE..................................................................................................................... V-2
D. PRESERVE CONVEYANCE ................................................................................................. V-3
E. PARK & OPEN SPACE IMPLEMENTATION .......................................................................... V-6
VI. DEVELOPMENT PHASING ......................................................................................... VI-1
VII. PUBLIC FACILITIES .................................................................................................. VII-3
A. INTRODUCTION ............................................................................................................. VII-4
B. POTABLE WATER SUPPLY & MASTER PLAN ................................................................. VII-4
C. POTABLE WATER DEMAND ........................................................................................... VII-5
D. RECYCLED WATER SUPPLY & MASTER PLAN ............................................................... VII-8
E. SEWER SERVICE .......................................................................................................... VII-11
F. STORM WATER DRAINAGE SYSTEM ............................................................................ VII-14
G. URBAN RUN-OFF ......................................................................................................... VII-17
H. ROADS ........................................................................................................................ VII-19
I. SCHOOLS ..................................................................................................................... VII-20
J. CHILD CARE FACILITIES ............................................................................................. VII-21
K. POLICE & FIRE SERVICES ............................................................................................ VII-21
1. Law Enforcement ................................................................................................... VII-21
2. Fire Protection & Emergency Medical Services .................................................... VII-22
L. LIBRARY SERVICES ..................................................................................................... VII-25
M. COMMUNITY PURPOSE FACILITIES (CPF) ............................................................... VII-25
LIST OF TABLES
TABLE A: GDP Land Use ......................................................................................................... I-15
TABLE B: Anticipated Development Phasing .......................................................................... VI-1
TABLE C: Potable Water Demand.......................................................................................... VII-6
TABLE D: Recycled Water Demand ...................................................................................... VII-9
TABLE E: Sewage Generation .............................................................................................. VII-12
LIST OF EXHIBITS
EXHIBIT 1, Regional Vicinity ..................................................................................................... I-3
EXHIBIT 2, Location/SPA Boundaries ........................................................................................ I-5
EXHIBIT 2, Location/SPA Boundaries ........................................................................................ I-6
EXHIBIT 3, Community Structure ............................................................................................... I-8
EXHIBIT 4, Adopted GDP Otay Valley Parcels ........................................................................ I-13
EXHIBIT 5, Site Utilization Plan ............................................................................................... I-16
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EXHIBIT 5, Site Utilization Plan ............................................................................................... I-17
EXHIBIT 6, Design Influences................................................................................................... II-3
EXHIBIT 7, Scenic Highway - Olympic Parkway ..................................................................... II-9
EXHIBIT 8, Landscape Concept .............................................................................................. II-12
EXHIBIT 9, Circulation............................................................................................................. III-4
EXHIBIT 10, Street Sections - SR-125, Olympic Pkwy & EastLake Pkwy ............................. III-7
EXHIBIT 11, Street Sections - Birch Road ............................................................................... III-8
EXHIBIT 12, Street Sections - FC-1 Entry Streets ................................................................... III-9
EXHIBIT 13 a, Street Sections - FC-2 Town Center Drive .................................................... III-10
EXHIBIT 13 b, Street Sections - FC-2 Local Streets and Drives ............................................ III-11
EXHIBIT 13 c, Street Sections - FC-2 Local Streets and Drives ............................................ III-12
EXHIBIT 13 d, Street Sections - FC-2 Shared Street and Typical Drive................................ III-13
EXHIBIT 14, Transit Plan ....................................................................................................... III-16
EXHIBIT 15, Pedestrian Circulation ....................................................................................... III-18
EXHIBIT 16, Conceptual Grading Concept .............................................................................. IV-2
EXHIBIT 17, Site Sections ........................................................................................................ IV-3
EXHIBIT 18, Preserve Conveyance Land (Village 15) ............................................................. V-4
EXHIBIT 19, Preserve Conveyance Land (former New Millenium ownership) ....................... V-5
EXHIBIT 20, Conceptual Phasing Plan..................................................................................... VI-3
EXHIBIT 21, Potable Water Plan ............................................................................................ VII-7
EXHIBIT 22, Recycled Water Plan ....................................................................................... VII-10
EXHIBIT 23, Sewer Plan ...................................................................................................... VII-13
EXHIBIT 24, Strom Drainage Plan ....................................................................................... VII-16
EXHIBIT 25, Fire Station Locations ..................................................................................... VII-24
EXHIBIT 26, Off-Site CPF Location in Village 7 ................................................................ VII-28
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OTAY RANCH FREEWAY COMMERCIAL
SECTIONAL PLANNING AREA (SPA) PLAN
I. Introduction
A. Background, Scope & Purpose of the Plan
The Otay Ranch Freeway Commercial Center represents the continued southward and eastward
extension of the initial development approved in Otay Ranch Sectional Planning Area (SPA)
One, containing Villages One and Five, and the subsequent approval of Villages Six and Eleven
immediately to the west and east, respectively, of the project site. The project also is a
southward extension of urban development previously approved and constructed in the EastLake
Planned Community, immediately to the north. It is the Freeway Commercial component of the
regional commercial, cultural, social and public services center envisioned as the Eastern Urban
Center (EUC) and freeway commercial area at the heart of the Otay Ranch Planned Community
as established in the Otay Ranch General Development Plan (GDP). As further detailed below,
this SPA includes only the Freeway Commercial portion of the area originally identified as
EUC/Planning Area 12 in the Otay Ranch GDP. A GDP amendment in 2001 separated the EUC
and Freeway Commercial components into separate planning areas and the EUC planning area
will be addressed in a separate future SPA plan. The GDP was amended in 2007 and 2014 to
allow the current land uses in this SPA Plan.
This SPA Plan refines and implements the land use plans, goals, objectives and policies of the
Otay Ranch GDP. This Plan addresses existing and planned land uses, public facilities, design
criteria, circulation, and other development components for the Otay Ranch Freeway
Commercial SPA. Preparation and approval of this SPA Plan is required by the Otay Ranch
GDP pursuant to Title 19, Zoning, of the Chula Vista Municipal Code. The objectives of this
plan are to:
• Implement the goals, objectives and policies of the Chula Vista General Plan, particularly
the Otay Ranch General Development Plan.
• Implement Chula Vista's Growth Management Program to ensure that public facilities are
provided in a timely manner and financed by the parties creating the demand for, and
benefitting from, the improvements.
• Foster development patterns which promote orderly growth and prevent urban sprawl.
• Maintain and enhance a sense of community identity within the City of Chula Vista and
surrounding neighborhoods.
• Establish a regional freeway oriented commercial center which also reserves a public
transit right-of-way (ROW or easement), station site and park-and-ride facility for
extension of the San Diego regional public transit system to reduce reliance on the
automobile to access uses within the center and destinations served by the transit system.
• Provide mixed-uses, including hotels, mixed-use commercial, residential and a park in the
northern portion of the SPA consistent with the adopted GDP.
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• Promote synergistic uses between the commercial center and uses in adjacent development
areas to balance activities, services and facilities.
• Contribute to the unique Otay Ranch image and identity which differentiates Otay Ranch
from other communities.
• Implement development consistent with the provisions of the Otay Ranch resource
conservation and management plans.
• Establish a land use and facility plan which assures project viability in consideration of
existing and anticipated economic conditions.
This SPA Plan defines, in more detailed terms, the development parameters for the Otay Ranch
Freeway Commercial SPA, including the land use mix, design criteria, primary circulation pattern,
and infrastructure requirements. Additionally, the character and form of the project will be
implemented through a series of guidelines and development standards prescribed in the Otay
Ranch Freeway Commercial SPA Planned Community (PC) District Regulations, Freeway
Commercial SPA Design Plan and other associated regulatory documents.
The SPA plan, once approved, is the implementation tool of the General Development Plan. It
establishes design criteria for the site and defines precisely the type and amount of development
permitted. It establishes the City's standards for that development including major infrastructure
improvements to be constructed by the developer.
The PC District Regulations adopted as part of this SPA serve as an important tool through which
the City will review and evaluate schematic, preliminary and final plans for each individual project
to be built within the SPA. The PC District regulations also establish standards for development
and use within the planning area.
This SPA Plan is adopted as a supplement to other existing City regulations, focusing on the Otay
Ranch Freeway Commercial development area. The specific provisions provided herein, including
the PC District regulations and related SPA documents, shall supersede the general standards
established in other regulations, including the City Zoning Ordinance. If an issue is not addressed
in the SPA Plan package, then appropriate City-wide regulations shall apply.
B. Record of Amendments
Amended on 9/13/2016 by Resolution No. 2016-187 to change land use mix in FC2, specifically
to add and permit residential development.
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EXHIBIT 1, Regional Vicinity
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C. Location & Regional Setting
Otay Ranch lies within the approximately 37,585-acre Eastern Territories Planning Area of the
City of Chula Vista. The Eastern Territories Planning Area is bounded by Interstate 805 on the
west, San Miguel Mountain and State Route 54 on the north, the Otay Reservoirs and the Jamul
foothills on the east, and the Otay River Valley on the south. The Otay Ranch Freeway
Commercial SPA is located in roughly the center of the Eastern Territories Planning Area (see
Vicinity Map Exhibit 1)
The Freeway Commercial project area is located in the north-central portion of the Otay Valley
Parcel of the Otay Ranch GDP. The proposed SPA area is consistent with the Freeway
Commercial (FC) designated area identified in the Otay Ranch GDP (as amended in 2001). The
SPA project area includes approximately 120 acres (85 in FC2 and 35 acres in FC2) of gently
rolling terrain and is bounded by the proposed alignments of SR-125 on the west, Olympic
Parkway on the north, EastLake Parkway on the east and Birch Road on the south (see Project
Location/SPA Boundaries Exhibit 2).
The project area is immediately adjacent to Otay Ranch Village Six, to the west across the SR-125
ROW, which has been substantially constructed. A commercial project, in the EastLake Planned
Community which, has been constructed immediately to the north. Additional future urban
development will be located on the adjacent Otay Ranch properties, Village Eleven to east, and
the Eastern Urban Center (EUC), to the south.
Access to the site will be provided via Birch Road, an east-west arterial, which forms the southern
boundary of the SPA, EastLake Parkway, a north-south arterial, which is the eastern boundary,
and Olympic Parkway on the north. Freeway interchanges are planned on SR-125 at Birch Road
and Olympic Parkway.
Historically, the Otay Valley Parcel of the Otay Ranch property has been used for ranching,
grazing, dry farming and truck farming activities. The property is crossed by a system of dirt roads
and old cattle trails, and is composed of plowed agricultural fields and non-native grasslands.
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EXHIBIT 2, Location/SPA Boundaries
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EXHIBIT 2, Location/SPA Boundaries
Project
Location
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D. Community Structure
The community structure of the Freeway Commercial project, at the broadest level, is established
by the Otay Ranch General Development Plan. This section is intended to highlight the major
design features of the Freeway Commercial SPA Plan as an introduction to the project. A more
detailed discussion of the project with respect to the provisions of the Otay Ranch GDP is provided
in Section I.F SPA Plan Consistency with GDP/PC Zone, below.
Together, the Freeway Commercial Center and the EUC are described in the Otay Ranch GDP as
“the central commercial and office node for the entire ranch.” The EUC is further described as
“an urban center, serving regional commercial, financial, professional, entertainment and cultural
needs.” Although the Freeway Commercial area and the EUC are intended to function
synergistically to meet these regional needs, the intended character and uses in each are distinctly
different. The EUC is intended to be a mixed-use area including some medium to high rise
buildings with landmark architecture and a highly urban character, providing social and activity
areas such as pedestrian plazas, cultural arts facility, library, etc. The Freeway Commercial South
use is commercial, intended for “regional uses which require an automobile orientation near
regional transportation systems.” Freeway Commercial North is mixed use commercial and high-
density residential, providing hotels and walkable transit-oriented housing opportunities with
associated retail and a neighborhood park. The Otay Ranch GDP (as amended) allows the
preparation and approval of separate SPA plans for the Freeway Commercial area and the EUC
mixed-use area.
This SPA Plan addresses the Freeway Commercial component while a separate SPA Plan will be
prepared for the EUC. For the most part, land use balancing and compatibility issues between the
two areas have been resolved at the GDP/policy level; where necessary, each SPA Plan will
provide greater development detail to ensure the overall EUC concept of the Otay Ranch GDP is
achieved through the implementation of both SPA plans.
The structure of the Freeway Commercial Center consists of commercial and residential land use
designations with some buffers along the surrounding arterial roads in FC-1 and FC-2. Internal
circulation consists of a perimeter internal street system in FC-1 are connected to the perimeter
arterial by several connector entry streets. The second component is the public transit system with
a dedicated ROW extending from an SR-125 overcrossing to a transit station in the eastern portion
of the SPA and continuing south into the EUC and north into EastLake. This structure is
conceptually illustrated in Exhibit 3.
Given its automobile orientation, the primary connection between the Freeway Commercial SPA
and adjacent Otay Ranch residential villages will be via the vehicular circulation system (arterial
roads and SR-125 freeway). However, to encourage non-vehicular access when appropriate, a
public transit ROW alignment and a station site are reserved for extension of a public transit system
to serve the commercial and residential areas. A park-and-ride component is also included to allow
for commuter parking in the commercial area and use of the transit system to reach employment
and other destinations in downtown San Diego and other areas served by the system
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EXHIBIT 3, Community Structure
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E. Legal Significance/EIR
Adoption of the Otay Ranch Freeway Commercial SPA Plan and the supporting documents in the
SPA plan package by the City Council will establish the official development policy of the City
of Chula Vista for the Otay Ranch Freeway Commercial SPA. All future discretionary permits
will need to be consistent with the Freeway Commercial SPA Plan to be approved.
The project is also subject to the requirements of the California Environmental Quality Act
(CEQA). The provisions of CEQA will be implemented by the City as a part of the approval
process for this SPA plan package. All mitigation measures identified and incorporated into the
project as a part of the CEQA process, in the certified EIR and any addendums, shall be
implemented through this SPA plan or other appropriate component of the SPA plan package.
Implementation of mitigation requirements will be reviewed as defined in the mitigation
monitoring program prepared for the project.
F. SPA Plan Consistency with GDP/PC Zone District
The Freeway Commercial SPA Plan must be consistent with the Chula Vista General Plan and the
Otay Ranch GDP. According to the Otay Ranch GDP, consistency of the SPA Plan and subsequent
discretionary applications with the General Development Plan is evaluated by the following
criteria (GDP Part II Chapter 1 Section E Subsection 2):
Total land use acres for each individual village may not vary by greater than 15% of the
designated acres as indicated on the overall project summary table of the Otay Ranch GDP,
except for the reasons of environmental/wildlife corridor reservations.
• Acres of mixed-use and medium-high or high density residential uses for a village may
not exceed the GDP/SRP specified acres as indicated on the overall project summary
table of the GDP/SRP, except as permitted by transfer as set forth below:
• Units may be transferred between villages in response to the location of major public
facilities (i.e.. BRT).
o If the residential development is reduced at the SPA level, priority should be given
to preserving the amount of land devoted to higher densities supporting transit
and pedestrian orientation.
o The total number of units within a village shall not exceed the total number of
units as indicated on the Overall Project Summary Table of the GDP/SRP.
o Design Plans shall be prepared for the Freeway Commercial area that indicate
the intended character and guidelines for the land use components.
o The Otay Ranch Overall Design Plan shall be accepted prior to or concurrent
with the approval of the first SPA, and shall be subject to review and approval by
the City of Chula Vista and County of San Diego.
o Village Design Plan shall be subject to review and approval concurrent with SPA
approval, by the responsible jurisdiction.
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With respect to the last two criteria, the Overall Design Plan was adopted with approval of Otay
Ranch SPA One and the Freeway Commercial SPA Design Plan is being submitted with this
proposed SPA Plan. Consistency is demonstrated in the following discussion which identifies the
relevant provisions of the Otay Ranch GDP (as amended) for Planning Area 12 and describes the
appropriate responses included in this SPA Plan package.
As noted previously, the Freeway Commercial SPA site is only a portion of the Freeway
Commercial/EUC site described in the Otay Ranch GDP as Planning Area Twelve. The following
description of the Planning Area Twelve site and setting taken from that document:
Planning Area 12 consists of approximately 367 acres and is located in the center of the Otay
Valley Parcel. It contains both the Eastern Urban Center (EUC) and the Freeway Commercial
(FC) areas. The topography in this area consists of several broad knolls. Planning Area 12 is
positioned at the center of the Otay Ranch Community, where three major circulation systems
converge. These three systems include the open space network, SR-125 highway, and the proposed
bus rapid transit system.
Open Space and Habitat: This prominent site will be visible from many of the developed
portions of the ranch. The area has been extensively farmed and is therefore devoid of
sensitive habitat.
Land Use: The area is currently surrounded by developed or developing villages. SR-125
forms the western boundary of the EUC.
Visual: Planning Area 12 is situated along the higher elevations of SR-125. Therefore, it
commands views in all directions of the mountains and the ocean.
Relationship to Other Otay Ranch Villages: Planning Area 12 is located adjacent to SR-
125 on its western edge. The EUC is west of Village 11, west of Village 10, and north of
Village 9. This is the central commercial and office node for the entire ranch and will be
physically linked with all other villages.
Subsequent to the preparation of the GDP quoted above, Otay Ranch SPA One comprising
Villages One and Five was approved and necessary construction permits issued. With approval
and development of SPA One, along with more detailed engineering studies, the alignment of the
boundary arterials and SR-125 on the west, have been modified.
The GDP also provides a basic description of the development to be included within the Freeway
Commercial Center, development statistics, and a generalized map of land use locations and
development policies (see General Development Plan Map Exhibit 4). The GDP map and statistics
were amended in 2001 in conjunction with the approval of the SPA Plan for Village Eleven. The
GDP amendment separated the statistics for the EUC and FC portions of Planning Area Twelve
and revised the map to reflect modified perimeter road alignments. The amendment did not change
the GDP text which describes the intended development character of the project and lists some
planning issues.
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The description of the Eastern Urban Center (Planning Area 12) in the GDP text directly references
the Freeway Commercial component included in this SPA. Thus, it cannot be used to judge
consistency of the SPA Plan with the provisions or intent of the GDP. However, the GDP text
provides a general description of the Freeway Commercial Land Use and policies for
implementation (Part II Chapter 1 Section D.3.b):
Freeway Commercial
Adjacent to the EUC is approximately 120 acres of freeway commercial (Planning Area 12).
The Freeway Commercial contains two planning areas. Freeway Commercial South (FC-1
on Exhibit 62) provides for a mixture of uses suitable for, and dependent on, direct highway
exposure, including large-scale uses which require sites primarily served by vehicular access
such as: automobile centers; discount stores; warehouse outlets; membership clubs; and
other large scale uses that require freeway exposure. Public uses such as park-and-ride and
transit related services are also permitted. Typical uses permitted in the Freeway Commercial
South (FC-1) include regional shopping opportunities, such as a mall with restaurants and
entertainment uses.
Freeway Commercial North (FC-2 on Exhibit 62) is envisioned to provide hotels and high
density residential in a mixed-use urban character setting that includes ancillary commercial
uses and an urban park.
Freeway Commercial Policies
o The actual amount and location of freeway commercial uses shall be established at the
SPA level and Master Precise Plan levels.
o In Freeway Commercial South (FC-1), the freeway commercial land use category permits
freeway-oriented, low scale buildings of three stories or less (heights will be established
at the SPA level). The mass of the buildings shall be balanced with landscaped setbacks
and landscaping within parking areas.
o In Freeway Commercial North (FC-2), the freeway commercial land use category permits
hotels and high density residential in an urban character mixed-use setting, allowing for
primarily 3- to 6-story mid-rise buildings (heights will be established at the SPA level).
o The mass of the buildings shall be balanced with usable active and passive open space
areas including an urban park adjacent to commercial mixed-uses.
o Provide pedestrian-oriented features, such as tree-lined landscape parkways or hardscape
with tree-wells, to buffer pedestrian sidewalks located next to roadways, transit routes and
parking areas.
o Setbacks, which promote a pedestrian-oriented environment and prevent a "strip
development" appearance, should be established at the SPA level.
o Landscaping shall create a well-kept and attractive commercial and residential
environment. Large parking areas shall be landscaped to minimize heat gain and break
up expanses of asphalt.
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o Prepare a signage program for freeway commercial uses concurrent with the first SPA
containing freeway commercial uses. Developed separately, the north and south freeway
commercial areas (FC-1 and FC-2 on Exhibit 62) will provide separate signage programs
that ensures clear design ties between FC-1 and FC-2 to promote a sense of cohesion.
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EXHIBIT 4, Adopted GDP Otay Valley Parcels
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Per these GDP polices:
• This Freeway Commercial SPA plan establishes the acreage and location of the Freeway
Commercial, and mixed-use residential (see Site Utilization Plan, Exhibit 5).
• Building heights are established in the Freeway Commercial SPA PC District Regulations
(Chapter III) and building massing/landscaping design guidelines are provided in Chapter
II of the Design Plan.
• An “Enhancement Buffer” is provided along the arterial streets fronted by commercial uses
to avoid a “strip development” appearance.
• Standards and guidelines for landscaping, including landscaping in parking lots is provided
in Chapter II of the Design Plan.
• A Sign Plan is also included in Chapter II of the Design Plan for this, the first SPA to
include Freeway Commercial uses.
In addition to the narrative description, the GDP (as amended) includes land use statistics for the
EUC and Freeway Commercial portions of Planning Area Twelve, as shown in Table A below.
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TABLE A: GDP Land Use
Planning Area 12 (EUC & FC2)
Use
Dwelling Units Acreage***** Approx.
Pop. SF MF Total Dens Res. Park* CPF** Sch.*** C'ml.**** Open
Sp. Art. Total
EUC
2,993
2,993
41.20 72.6
23.2
10.7
6.0
26.6
33.5
146.0
7,722
Regional
Commercial
9.9
26.6
Visitor
Commercial
4.5
9.9
Cultural
17.2
4.5
Off-Low
Rise/Bus.
10.4
17.2
Off-
Med/high
Rise
10.0
Other+
1.5
1.5
EUC
Subtotal
2,993
2,993
41.20 72.6 23.2
10.7 6.0 68.6
1.5
33.5
216.1
7,722
FC1
86.2
37.5
123.7
FC2 900 900 33.7 26.7
2*1
0**2
7.6
0
36.3
2,349
FC Subtotal 900 900 33.7 26.7 2 0 93.8
0
37.5
160.0
TOTAL
3,893
3893 99.3 25.2
10.7 6.0 162.4
1.5
71.0
376.1
10,071
* Part of park acreage requirement 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
*1 Total park acreage obligation is 7.05 ac. Project will provide 2.0 ac. in land and 5.05 ac. in in-lieu fees.
** CPF acreage based on ratio of 1.39 acres per 1000 persons. Square footage equivalent may be considered at SPA Plan
level.
**2 Total CPF obligation is 3.24 ac. Project will provide 3.24 ac. of CPF land off-site.
*** School acres will divert to residential if not needed for school
**** May include mixed-use and multi-use.
***** The maximum permitted non-residential areas may alternatively be measured in sq. ft. up to the maximum projected
yield of 3,487,000 st. ft. for EUC; 960,000 sq. ft. for FC1; 12,000 sq. ft. for JPB portion within EUC; excludes FC2 area
+ Fire Station
++ 6.3 acres hotel and additional 15,000 to 30,000 sq. ft. of commercial component of Mixed Use Residential
As noted previously, this SPA implements only the Freeway Commercial portion shown in the
bottom portion of the table. The comparable statistics detailed by parcel are provided on the Site
Utilization Plan (Exhibit 5). Note that the intent of the open space designation along the perimeter
roads to provide an enhanced separation between the road and development area will be
implemented by the “75-Foot Enhancement Buffer” shown on Exhibit 5. It should be noted that
the GDP statistics do not include the 24.1 acres of Freeway use shown on Exhibit 5. Since the net
SPA acreage of 135.9 acres is within 15 percent of the GDP acreage (134.5), the acreage is
consistent with the GDP (as amended).
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Development statistics for the proposed project are shown on the Site Utilization Plan. The
statistics on the Site Utilization Plan are based on planimeter readings to the nearest tenth acre;
these statistics may change based on more precise engineering calculations. Minor adjustments to
the acreages shown may be found consistent with SPA plan on future subdivision and site plans.
The Site Utilization Plan identifies two parcels (FC-1 and FC-2) which correspond to the two
major ownerships of the property. Because of the independent ownerships, project plans have
been designed and structured to allow the two parcels develop separately but in a coordinated
manner. Prior to initiation of development within parcel FC-2 a Master Precise Plan or SPA
amendment shall be approved to establish a comparable overall site planning and design
framework for the parcel.
The development concept depicted on the proposed Site Utilization Plan implements these
policies. This implementation is further described in Section II. Development Concept in this SPA
Plan, the Freeway Commercial SPA PC District Regulations and in the Freeway Commercial SPA
Design Plan. These SPA level design and character responses to the GDP policies establish
standards and guidelines for subsequent planning and design approvals which assure the policies
will be respected in final development plans.
Consistency with the first “uses” policy is addressed in the PC District regulations which include
land use regulations for all uses in the SPA. The regulations provide for a wide range of
commercial and residential uses either by right or with approval of a conditional use permit. These
regulations also implement the second policy. The sign and graphic program required by the third
policy is included in the Design Plan. Reservation of the park-and-ride facility is implemented
through site design requirements which also include a transit station site (see Section III.F. Transit
Planning Principles). Current transit planning envisions bus service in transitway instead of the
light rail service originally envisioned. Paved lanes would be developed in the separated transit
ROW — a “transitway” instead of rail tracks.
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EXHIBIT 5 Site Utilization Plan
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G. Related Documents
There are several documents related to this SPA Plan. Prior to the preparation of this plan, the
Chula Vista General Plan and Otay Ranch General Development Plan established the broad policy
level standards and requirements for planning each of the villages/SPAs in Otay Ranch. The GDP
also quantified the development intended within the SPA and established the PC Zoning
implementation process.
All of the other documents which are components of the SPA plan package (planning area design
plan, planned community district regulations, public facility financing plan, etc.) have been
prepared concurrently and based on this SPA plan. Project level CEQA documents were also
prepared concurrently, building upon the more broad-based environmental analysis completed at
the GDP level, to document potential environmental impacts and identify mitigation measures to
reduce or eliminate such impacts.
Subsequent to or concurrent with the approval of all the SPA level documents, subdivision maps
and improvement plans will be prepared. These will provide the necessary details to actually
construct the project described by the SPA level documents. These plans, the construction process
and ultimate uses/activities within the SPA are required to be consistent with the applicable
provisions of this SPA Plan and related documents. An index of SPA Plan requirements, including
topics addressed in related documents is provided in Appendix A.
H. Planning Process
1. Chula Vista General Plan
At the broadest level, the planning process for the Otay Ranch Freeway Commercial Center
begins with the Chula Vista General Plan which is the foundation for planning and land use
decision making in the City of Chula Vista. Because of its overriding role, a determination
of consistency between the General Plan and the Otay Ranch GDP was necessary and was
made when the GDP was originally adopted and for every subsequent amendment.
The role of the GDP is that of an implementation tool for the General Plan, via the PC zoning
process. As an implementation tool, the GDP applies and details the broad policies of the
General Plan to specific needs of the Otay Ranch project area. For example, the Land Use
Element of the General Plan designates land uses for the Otay Ranch Freeway Commercial
SPA in a more general manner but very similar to the Otay Ranch General Development Plan
Map. Similarly, the policy requirements of the other General Plan Elements are
implemented/detailed in the GDP which now serves as the primary guide for more detailed
planning at the SPA level.
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2. Otay Ranch General Development Plan
In 1993, the San Diego County Board of Supervisors and Chula Vista City Council jointly
adopted the Otay Ranch General Development Plan/Subregional Plan for the 36-square mile
master planned community of Otay Ranch. The Otay Ranch GDP includes plans for eleven
urban villages, a golf course community, a resort village, the Eastern Urban Center (including
the freeway commercial area), two industrial areas and two rural estate planning areas. The
Otay Ranch open space system, consisting of 13,000+ acres, facilitates completion of the
Chula Vista Greenbelt System, as articulated in the Chula Vista General Plan. With the SPA
level planning and approval of various villages in Otay Ranch, the GDP has been amended to
keep it an authoritative guide to the development of the entire project.
SANDAG’s public transit system is planned to traverse four of the Otay Valley Parcel urban
villages, with a Park and Ride facility located in the Freeway Commercial area and in the
Eastern Urban Center. Each of the villages/planning areas traversed is expected to include a
transit station.
The Otay Ranch GDP includes the Land Use Map, Facility Implementation Plan,
Service/Revenue Plan, Village Phasing Plan, and Resource Management Plan. The Land Use
Map depicts generalized facility locations, land use designation, and the open space system
for Otay Ranch. The other GDP components are focused on the provision of adequate public
facilities and services as the community develops, fiscal (cost/revenue) balance to the City
and County, project phasing and environmental resource protection.
Implementation of the Planned Community Zoning, established by the Otay Ranch General
Development Plan, requires a Sectional Planning Area (SPA) Plan be prepared. This
document and all of its related components, including; the Planned Community District
Regulations; Design Plan; Air Quality Improvement Plan; Water Conservation Plan; Energy
Conservation Plan; and Public Facility Finance Plan satisfy that requirement. Additional
steps prior to construction include: Subdivision Mapping; Design Review; and, Building
Permits with Site Plan and Architectural Review. And, for certain areas and uses,
implementation will require approval of Master Precise Plans or Conditional Use Permits.
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II. Development Concept
A. Design Influences
A number of factors influence the design of the Otay Ranch Freeway Commercial SPA Plan.
The primary design influence is the freeway and automobile oriented commercial center concept
described in the Otay Ranch General Development Plan. Other influences are landowner
desires, site conditions and characteristics, such as landforms, biological resources, drainage
patterns, aesthetics, land use relationships and circulation patterns.
Existing and planned adjacent development patterns, Chula Vista General Plan policies, and the
Otay Ranch GDP provisions governing adjoining undeveloped land also influence the design of
the Freeway Commercial SPA, including the regional open space system, off-site circulation,
biology, public facility connections and the planned land uses for adjacent properties. These
factors are briefly described below and depicted on the Design Influences Exhibit (Exhibit 6).
Otay Ranch Freeway Commercial Center design influences and requirements are also addressed
in the Freeway Commercial SPA Design Plan.
1. Site Characteristics & Visual Context
The Freeway Commercial site is located south of Poggi Canyon between the alignment of
SR-125 and the extension of EastLake Parkway. The alignment of Olympic Parkway forms
the northeastern boundary of the planning area. The proposed alignment of Birch Road is
the southern boundary of the SPA. The site is generally comprised of rolling hills. The area
is largely devoid of significant natural habitat due to historic farming activities.
The primary site exposure for freeway commercial uses is the western edge of the planning
area adjacent to the future SR-125 ROW. However, the perimeter arterials are also all 6 to
8 lane roads which will carry significant traffic volumes and will provide exposure of the
project’s commercial uses to potential customers. Balancing landscaping and commercial
exposure along these edges is a significant design issue addressed in the Design Plan.
As noted earlier, the site is in two primary ownerships which are indicated with the property
line bisecting the site in Exhibit 6.
2. Surrounding Land Uses
The Freeway Commercial SPA Plan was also influenced by developing and planned
surrounding land uses. Planned uses to the north are within the Eastlake Planned
Community, while planned uses to the west, south and east are within the Otay Ranch GDP.
Property north of Olympic Parkway is within the “Landswap” area of the EastLake Greens
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SPA. The approved EastLake Greens SPA plan designates freeway commercial uses
between SR-125 and EastLake Parkway (similar to the uses proposed in this SPA), and 750
medium-high density residential units east of EastLake Parkway, northeast of the project
site. Olympic Parkway will separate the EastLake development areas from Otay Ranch and
the Freeway Commercial SPA.
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EXHIBIT 6, Design Influences
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Otay Ranch development to the east and west of the Freeway Commercial Center is planned to
be the typical Otay Ranch “village” concept while the high intensity Eastern Urban Center is
located to the south. The Otay Ranch GDP requires a sensitive design that includes transition
areas between villages which typically consists of landscaped slopes on either side of an arterial
or major road which separates the villages. The western edge of the Freeway Commercial SPA
is the future SR-125 which will physically separate the freeway commercial area and Otay Ranch
Village Six. Access to the site will be via SR-125 interchanges at Olympic Parkway and Birch
Road, along the respective arterials to site entries and via an entry from EastLake Parkway.
Landscaped open space, 30 to 75 feet wide, within the “Enhancement Buffer” along a major road
will be the edge condition on the other three sides of the site. As noted earlier, the primary
access mode/connection to the FC-1 site is expected to be via automobile. No special pedestrian,
off-street or greenbelt connections to adjacent areas are proposed within the project or
appropriate to the planned freeway commercial land use, except for the public transit system.
Pedestrian routes and pedestrian oriented design features will be provided within the project
along the internal streets, extending from the project entries to major destinations within the
commercial center. In addition, the “Village Pathway” providing community-wide pedestrian
and bicycle circulation connections will be located off-site, on the south side of Birch Road, and
a regional trail is located along Olympic Parkway. The mixed-use FC-2 site will have a strong
pedestrian focus. To create a pedestrian friendly environment and encourage residents to walk,
pedestrian sidewalks and pathways will connect residential, hotel, park, and commercial uses to
each other and the adjacent shopping centers and BRT station. On the west side of FC-2,
woonerfs, or shared use streets, will create unique walkable urban environments with increased
recreational value. On the east side, special passageways through the buildings will provide
shortcuts for direct pedestrian access within the mixed-use project. Throughout the FC-2 site,
street trees and landscaping will create a beautiful and enjoyable street experience. Intersections
at project’s focal points will be enhanced with pavers. Street frontage along ground floor retail
on Town Center Drive will be activated through outdoor seating, benches and an extra-wide
pedestrian plaza. Additionally, with the construction of the BRT bridge, a pedestrian connection
will exist shortening the walk to adjacent neighborhoods to less than a 1/4 mile.
B. Land Use Pattern
The land use pattern for the proposed project is that of a large commercial and mixed use
residential use areas surrounded by a band of landscaped open space and major circulation
routes. The conceptual location of the internal street system shown on the Site Utilization Plan
begins to establish the structure and pattern of development within the SPA. However, the
configuration of development will be established as site plans for various components of the
commercial and residential center are prepared. In order to assure that a consistent and coherent
plan for the entire area is developed and implemented, a Site Plan and Architectural approval (or
Master Commercial Center Concept Plan with implementing site plans) shall be required for
each parcel designated on the Site Utilization Plan to implement the mixture of residential and
freeway commercial uses within this SPA. The required design review/approval process is
detailed in the Freeway Commercial SPA Design Plan.
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C. Density Transfer
The SPA Plan provides guidance for future development at the subdivision and improvement
plan levels, and is the basic reference for determining permitted land uses, densities, total units
and required public facilities. The SPA Plan is not intended to be used in a manner that
predetermines the development solution for each and every parcel. It is intended to reflect the
City’s intent for determining the intensity, design and desired character of use for the property.
The development parcels and interior circulation indicated on the Site Utilization Plans is
conceptual. Minor modifications to these configurations may occur as a part of the tentative tract
map approval process.
Modifications to the SPA Plan exhibits and text, to reflect adjustments based on an approved
tentative tract map, may be accomplished without a formal SPA amendment, through the
substantial conformance procedure established in the Planned Community District Regulations.
The exact location of Commercial, Multi-Family and Mixed-Use parcels shall be determined
during site planning for these parcels. Further, the SPA Plan is not a guarantee that a certain
dwelling unit yield will be achieved at the subdivision level. The maximum density of 900
residential dwelling units shall not be exceeded; however, actual dwelling unit yields for projects
will be determined by field conditions, site plan and architectural review, and a number of
external factors that influence the design and density of individual projects. Transfers in density
from one parcel to another may be permitted subject to Part II, Chapter 1, Section E, Subsection
2.c of the Otay Ranch General Development Plan
D. Housing Programs
The predominant land uses in Freeway Commercial will be commercial and mixed-use
residential. This SPA Plan permits multi-family housing in response to market demands.
Residential housing falls within the ‘Medium High’ and ‘High’ designation.
The City of Chula Vista, along with all other cities in California is required by state law to have a
Housing Element as a component of its General Plan. The Housing Element describes the
housing needs of the community and responses necessary to fulfill them.
The Chula Vista Housing Element contains numerous objectives, policies and related action
programs to accomplish these objectives. Key among these policies is the affordable housing
policy which requires that residential development with fifty (50) or more dwelling units provide
a minimum of 10% of the total dwelling units for low- and moderate-income households, one-
half of these units (5% of the total project) being designated to low income and the remaining
five percent (5%) to moderate income households.
In order to guarantee the provision of Affordable Housing opportunities, the City requires that a
specific Affordable Housing Plan (“AHP”) and agreement, consistent with the Housing Element,
be prepared and signed by the Developer and the City. The AHP delineates how, when and
where affordable housing units are to be provided, intended subsidies, income and/or rent
restrictions, and methods to verify compliance. These programs and policies shall be applied to
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the SPA plan development, as detailed in the Affordable Housing Plan included as a component
of this SPA Plan. The Tentative Tract Map will be conditioned upon implementation of the
Affordable Housing Plan, by requiring that an Affordable Housing Agreement be entered into
between the applicant and the City prior to Final Map recordation. Refer to the Affordable
Housing Agreement, which will be executed at the time of approval of the first Final Map.
E. Urban Design Concepts
The following discussion summarizes the basic urban design issues to be addressed in the Otay
Ranch Freeway Commercial Center. The Freeway Commercial SPA Design Plan provides
detailed guidance in addressing these issues and will be utilized to guide and review the designs
to be developed at later, more detailed levels of planning and design.
1. Freeway Commercial North (FC-2) Policies:
• Provide two hotels containing a total of 300 or more rooms.
• This planning area is envisioned to include up to 900-units of high density residential in the
mixed-use land use designation category with overall project density range of 18 to 45 units
per acre.
• Provide an urban park including amenities that will be a public attraction in addition to
serving the surrounding high density residential.
• A minimum of 15,000 square feet of commercial uses shall be provided in a mixed-use land
use designation.
2. Freeway Commercial North (FC-2) Character Policies:
• Provide appropriate landscape parkways with trees to separate and buffer pedestrian
sidewalks from residential uses adjacent to vehicular roadways and transit right-of-ways.
• Provide safe and accessible pedestrian connections to the existing and anticipated routes to
the planned Bus Rapid Transit (BRT) stations. Provide features to buffer pedestrians from
the BRT travel lanes where pedestrian walkways are located along the travel lanes.
• Provide appropriate setbacks from the transit right-of-way to the residential units located on
the north side of BRT lanes.
• In order to provide for a well-integrated mixed-use urban environment on both sides of
Town Center Drive, and along other key pedestrian routes across vehicular circulation,
pedestrian-oriented features such as speed tables, bulb-outs, and reduced travel lanes may be
provided.
• Complete the connection of the tree-lined pedestrian sidewalk and landscaped parkway
coming from the regional shopping center to the high density residential mixed-use areas.
• Hotels and high density residential buildings may include commercial uses supporting a 24-
hour environment.
3. Freeway Commercial North (FC-2) Urban Design Policies:
• Orient hotels and high density residential mixed-use buildings in a manner that defines the
primary pedestrian areas, creates a strong pedestrian connection between buildings, and
provides for a continuous pedestrian experience.
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• Emphasize an urban street scene by locating buildings adjacent to sidewalks and
pedestrian-oriented spaces such as patios, plazas, malls and squares.
• Mixed-Use buildings facing Town Center Drive and primary pedestrian urban spaces
should contain commercial uses that support pedestrian activities such as dining, retail and
entertainment, and cultural experiences.
• To create vitality and excitement, retail business and community activities should flow out
from mixed-use buildings into well designed public space such as patios, plazas, malls and
squares.
• Enhanced pavement with landscaping should be provided in all usable urban spaces that
allow for sidewalk cafes, street vendors, sidewalk entertainment and other inviting
pedestrian features.
• Hotels and mixed-use buildings shall incorporate design features which complement a
pedestrian scale, such as horizontal components, overhangs, facade detail, display areas,
and pedestrian seating.
• Hotels and mixed-use buildings shall exhibit an urban character through the use of quality
building materials, textures, and scale.
• Hotels and mixed-use buildings shall display urban design features characteristic of quality
architectural design.
• Establish an urban identity through the use of streetscape features and amenities, such as
bollards, street furnishings, and enhanced pavement between vehicular driveways.
• Prominently locate urban parks and plazas between the hotels and mixed-use buildings.
• Provide complementary commercial uses within the mixed-use environment that can easily
be integrated with the adjacent hotels and the regional shopping center.
• Town Center Drive should provide on-street parking as part of incorporating complete
street techniques to reduce vehicular conflicts.
• Off-street parking should be primarily provided behind buildings or within parking
podiums or parking structures in order to maintain pedestrian-orientation and preserve the
character of the mixed-use environment. Garages fronting on internal streets shall be
allowed on residential units.
4. Freeway Commercial North (FC-2) Parks and Open Space Policies:
• Application of the 3 acres per 1,000 residents standard would result in a requirement for
approximately 7.05 acres of parks considering the development of 900 residential units.
Freeway Commercial North shall provide sufficient parkland, park enhancements, and/or
in-lieu fees to meet this obligation.
• A centrally located urban park with amenities shall be provided at a highly visible location
to encourage and attract public use. The park shall be accessible to all residents.
5. Other Freeway Commercial Policies:
• Provide appropriate sound attenuation for all required residential open space areas that are
exposed to a noise level of 65 CNEL or greater.
• Provide appropriate sound attenuation for all public open space areas such as parks that are
exposed to a noise level of 65 CNEL or greater.
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Guidelines addressing building siting and massing are provided in the Freeway Commercial SPA
Design Plan and Master Precise Plan for FC-2, while development regulations limiting building
height and requiring setbacks are included in the PC District Regulations. The balance of buildings
and landscaping will be evaluated in the Site Plan review and approval process.
Designation of an Enhancement Buffer perimeter, landscaped and averaging 30 to 75-feet wide,
will prevent a “strip development” appearance. Buildings will be clustered and oriented to internal
parking areas and internal circulation routes rather than arterial streets. This design issue will also
be evaluated in the Site Plan review and approval process which is required for all development
within the SPA.
The PC District Regulations establish a minimum landscaping requirement while the Design Plan
provides guidance for parking area design, including landscaping. Site Plan review will also
address this design issue.
Signage and exposure for commercial uses is essential to their success. Signs oriented to SR-125
in particular, will be important to commercial operators and the community as a whole. As the
first SPA including freeway commercial uses, the project is required to include a signage and
graphic program at the SPA level. This program is included in the Design Plan.
Lastly, although not identified in the GDP policies, integration of the transit alignment, station and
park-and-ride facility are important site planning issues. This is particularly important if much of
the surrounding uses and buildings are constructed prior to the transit facilities within Otay Ranch.
The design, location and function of structures must “work” both prior to transit facility
construction and service, and when these improvements are constructed and service provided. The
Design Plan addresses this issue which should also be considered in the Site Plan review and
approval process.
These primary urban design issues are addressed in detail, along with a description of the required
design review and approval process, in the Freeway Commercial SPA Design Plan.
F. Landscape Design Concepts
As with urban design, the majority of landscape design and treatments for the commercial center
will be developed at the site plan stage. The SPA-level overall landscape design concept for the
Otay Ranch Freeway Commercial Center, focusing on peripheral streetscapes, is shown in the
Landscape Concept Plan, Exhibit 8. It provides a conceptual design framework that will allow
latitude and flexibility within the commercial center, while maintaining the overall landscape
design goals and objectives throughout the community.
The street system contributes to the community structure and the street landscape treatments will
be used as community design elements. The peripheral arterials will each have distinctly different
dominant tree species and/or planting patterns to create a specific appearance for each street
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category. As a designated scenic corridor, the Olympic Parkway streetscape will receive special
attention.
Streetscape elements in the Landscape Concept include:
• Prime Arterial Streets (Olympic Parkway and Birch Road: Prime arterial streets shall have
landscaping that incorporates the existing Ranch Theme in the Otay Ranch development.
A specific theme tree shall run the length of the street in the right-of-way and within the
median.
Olympic Parkway is designated as a Prime Arterial Street throughout the Otay Ranch
development. The City has classified it as a major roadway through Chula Vista. The landscape
design for this street will adhere to the Olympic Parkway Landscape Master Plan dated August
26, 1999. It will incorporate signage banners at designated intervals within the median. The
banner locations will accompany “node areas” located on both sides of the street, where a specific
planting scheme shall be used. This scheme will run the entire length of Olympic Parkway through
Chula Vista. See Exhibit 7 for Scenic Corridor Streetscape concepts applicable to Olympic
Parkway.
• Major Arterial Streets (EastLake Parkway): Major arterial streets shall have landscaping
that incorporates the established Ranch Theme identified in the Otay Ranch Overall Design
Plan. Landscaping will be primarily a deciduous theme tree mixed with some evergreen
trees in the median. Evergreen canopy trees will flow along the right-of-way on both sides
of the street. These trees will blend with the landscaping of adjacent parcels, the SR-125
intersection landscape design and the Eastern Urban Center landscape design.
In addition to the streetscapes, other significant elements of the Landscape Concept include:
• Entries: These areas surround the major points of entry to the Freeway Commercial Center.
These are located on each of the perimeter roads, where signalized intersections and full
turn movements are proposed. A tree that differs from the surrounding landscape may
provide a unique accent statement and feeling of arrival at these entry points. Entry
monumentation will also be provided in these locations.
• Pedestrian Streetscape: Landscaping along certain internal streets will reflect a unique
landscape with specific plant materials selected. The Pedestrian Streetscape streets will
visually and physically connect the various major building and parking areas within the
project area and also link the future transit station to the residents of Village 11.
EXHIBIT 7, Scenic Highway - Olympic Parkway
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• SR-125 Slopes Landscape Zone: The area of the SR-125 freeway right-of-way is identified
for special treatment due to the unique landscaping needs within this corridor. The design
for this area must follow the criteria set forth in SR-125 Design Guidelines prepared by
DeLorenzo Inc., dated June 21, 1999.
• 30-75-foot Enhancement Buffers: Generally, this area is limited to landscaping and
accessory uses and structures which enhance the visual character of the streetscape (e.g., a
landscaped parking area) or provide pedestrian oriented facilities (e.g., walkways, an
outdoor plaza or dining area with overhead structure). Special landscape design will be
provided in this area to extend the adjacent streetscape into the development area.
Enhancement buffer may be reduced along Olympic Parkway, as determined by Master
Precise Plan or Design Review. Olympic Parkway is designated as a Scenic Roadway in
the General Plan. GP defines urban scenic corridor as a route that traverse an urban area,
with the scenic corridor offering a view of attractive and exciting urban scenes. The nature
of the proposed project is characteristic of an urban scenic corridor. A mixed-use
residential building with ground floor commercial frontage will have a prominent location
at the corner of Olympic Parkway and Town Center Drive, creating a lively pedestrian
environment. Urban three to four story residential buildings with enhanced frontages with
generous amount of windows, balconies, and pedestrian stoops will line along the sidewalk
on Olympic Parkway, east of Town Center Drive. Elegant landscaping will create a
pleasant pedestrian environment and encourage interaction between the neighborhood
activities and the passer-by.
The landscape buffer in FC-2 must have the following features: it must be heavily
landscaped, urban environment along the scenic corridor will be activated with plazas in
openings between buildings, provide pedestrian connections from Olympic to the project
and commercial along Town Center Dr., landscaping will be attractive.
The landscape concepts herein, and in the Design Plan, along with detailed urban design and
signage elements to be established with Design Review, will create a distinct “sense of place” for
the Freeway Commercial Center. All development shall comply with the requirements of the
Chula Vista Landscape Manual adopted by Resolution No. 17735 in November 1994.
G. Freeway Signage Program
Freeway oriented signage is addressed in the Freeway Commercial SPA Design Plan. A limited
amount of freeway oriented signage, consistent with the SPA-wide graphic and signage program
will be developed to identify commercial uses in the center.
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EXHIBIT 8, Landscape Concept
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H. Agricultural Plan
The Otay Ranch Mitigation Measures adopted with the GDP require the preparation of an
agricultural plan concurrent with the approval of any SPA affecting on-site agricultural resources.
The Findings of Facts state that the agricultural plan shall indicate the type of agriculture activity
being allowed as an interim use of the site and establish buffering guidelines intended to prevent
potential land use interface impacts relative to noise, odors, dust, insects, rodents and chemicals
that may be associated with agricultural activities and operations.
Historical agricultural uses in the Freeway Commercial SPA project area include dry farming, as
well as cattle and sheep grazing. Crop production was limited to hay and grains due to limited
water availability. Between 1950 and 1960, the agricultural products from the property were
primarily grains and lima beans. Cultivation and cattle grazing activities are permitted within the
Freeway Commercial SPA project area.
Land utilized for agricultural activities in areas surrounding the Freeway Commercial SPA area
has decreased in recent years. Factors that have led to the decrease in agricultural use include the
conversion of farmland to urban uses as a result of increases in land value (and property taxes).
Property taxes often exceed income from agricultural production. The high cost of importing water
for irrigation has also resulted in many agricultural activities becoming cost prohibitive.
The phased development of the Freeway Commercial SPA will incrementally convert on-going
agriculture uses to urban development. Consistent with the Otay Ranch GDP, the following
agricultural standards shall be employed within the Freeway Commercial SPA area:
• A 200-foot fenced buffer shall be maintained between developed property and on-going
agriculture operations.
• In those areas where pesticides are to be applied, vegetation shall be utilized to shield
adjacent urban development (within 400 feet) from agriculture activities. Use of pesticides
shall comply with federal, state and local regulations.
• The farmland owners shall notify adjacent developed property owners of potential pesticide
application through advertisements in newspapers of general circulation.
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III. Mobility
A. Introduction
The Freeway Commercial SPA circulation plan provides for a transportation system which extends
existing routes and constructs planned facilities. The circulation plan incorporates vehicular and
non-vehicular modes of transportation.
The plan arranges roads into a hierarchy, organized by function, to facilitate access within the
community, consistent with the Otay Ranch GDP and the City of Chula Vista General Plan Growth
Management Element. The road classifications have been refined to reflect the specific
opportunities and constraints of the Freeway Commercial SPA (i.e., transit location, freeway
commercial character, etc.).
The SPA Plan Public Facilities Financing Plan (see separate Public Facilities Financing Plan)
establishes a transportation phasing plan with specific improvements and timing of circulation
improvements to maintain the levels of service established in the City’s Threshold Standards in
the City’s Growth Management Element of the General Plan.
Specific project access points, signalization, transit alignments and internal circulation
components will be determined by the City Engineer during the tentative tract map process, and
site plan approval. Variations to the concepts herein may occur where safety or efficiency can be
enhanced.
B. Project Access
1. Regional Access
Regional access to the project area is currently provided by I-805 via Olympic Parkway,
which is located immediately to the north project site. Future construction of SR-125, at the
western boundary of the project site, will provide primary north-south access for the traffic
generated in the buildout of the Eastern Territories. State Route 54 provides regional east-
west circulation north of the project area.
The Otay Ranch GDP provides for the eventual expansion of the regional transit system into
Otay Ranch Freeway Commercial Center project. Otay Ranch SPA applications for transit
villages and (Planning Area Twelve) (including the Freeway Commercial SPA) are required
to approximately locate transit alignments and transit stations. Future tentative maps will be
conditioned to dedicate right-of-way or easements for the transit system.
2. Local Access
Local access to the Freeway Commercial SPA project area is currently provided by
Olympic Parkway, which also serves as a continuous east-west link between I-805 and
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future SR-125. The project vicinity is accessed from Otay Lakes Road via EastLake
Parkway to the Kestrel Falls Road intersection In the project’s first phase, Birch Road, also
an east-west route, will provide project access and form the southern boundary. Both Birch
Road and Olympic Parkway are planned to have SR-125 interchanges and function as part
of the regional access routes to the commercial center.
C. Project Circulation Network
The Otay Ranch sub-regional circulation system is based upon a hierarchy of streets and roads
defined in the Otay Ranch GDP. These facilities are designed to create an integrated system of
roads, cart paths, bike lanes, trails and pedestrian ways. Bicycles will share the low speed
internal streets with vehicles, while pedestrians will have enhanced routes that are not always
contiguous to the internal street system. This system, as it applies to the Freeway Commercial
SPA is described below.
The perimeter circulation network is conceptually shown on the Circulation Plan (Exhibit 9),
while the internal circulation system will be developed at the site plan stage of project design.
On the northern, eastern, and southern SPA boundaries, Olympic Parkway (8 lane prime),
EastLake Parkway (6-Lane major), and Birch Road (6-Lane major from La Media Road to SR-
125 and 6-lane prime from SR-125 to EastLake Parkway) are designated Ranch Theme Streets
(streetscape design designation defined in the Otay Ranch Overall Design Plan). SR-125, on the
western edge of the SPA, is future SR-125.
Project access is taken from each of the perimeter highways. Entries from each arterial are
identified on the Site Utilization and Circulation Plans, and further illustrated on Exhibits 12 and
13. Anticipated intersection locations are also shown in Exhibit 9.
It is anticipated that each of the full movement project entries will be signalized, as well as some
“internal” intersections. However, the final determination of which intersections are to be
signalized or have stop signs shall be determined during the Tentative Subdivision and/or Design
Review processes.
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EXHIBIT 3, Circulation
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D. Street Standards
This section describes in more detail each of the street types associated with the Freeway
Commercial SPA. The proposed right-of-way sizes and street sections are based on standards
adopted in the Otay Ranch GDP, and street standards adopted by the City. The final
improvement designs will be determined as a part of the tentative map and final design approval
process.
All circulation improvements shall meet the following requirements:
∙ No visibility obstruction (slope, tree, shrubs, wall, etc.) greater than 3 feet in height
measured from street grade, shall be placed within the sight visibility lines on corner
lots unless otherwise approved by the City Engineer.
∙ Sight visibility lines, per City of Chula Vista Municipal Code and Chula Vista Design
Standards, will be required on all plan submittals (grading, improvement and final
maps).
∙ All proposed sidewalks, pedestrian ramps and handicapped parking shall be designed
to meet ADA standards and California Building Code requirements.
∙ Adequate bicycle facilities on arterial streets, acceptable to the City Engineer, shall be
incorporated in the design of the project to encourage bicycle transportation. Interior
streets and access routes shall have mixed flow.
1. Arterials & Major Roads
Street standards for the roads at the perimeter of the SPA have been established in the Otay
Ranch GDP, Circulation Element of the Chula Vista General Plan and previous project
development approvals. Roadway sections for the major perimeter streets are shown on
Exhibits 10 and 11.
These large streets provide the regional transportation system. They are designed to operate
at maximum efficiency and provide for automobile and bus access to regional destinations
including freeways. Prime Arterials and major roads cross each other at intervals of three-
quarter miles or greater. Intersections on to these roads is restricted to village/planning area
entries. The following facilities within the Freeway Commercial SPA project area are
designated prime arterials:
∙ Olympic Parkway - 8-Lane (Enhanced Prime) Arterial
∙ EastLake Parkway - 6-Lane (Major) Arterial
∙ Birch Road - 6-Lane (Prime) Arterial
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The Otay Ranch GDP recognizes two types of arterial/major roads:
∙ Scenic Corridor (road within an open space scenic corridor)
∙ Prime Arterial or Major Road (road outside of an open space corridor)
Olympic Parkway is designated as a scenic highway. The Olympic Parkway scenic corridor
concept is detailed in Exhibit 8, in the previous chapter. Landscape treatment of this facility
is an especially important design and aesthetic consideration because it provides the identity
for the Otay Ranch community and the Eastern Territories. It will be informally landscaped
with naturalized plantings complimenting existing and naturalized land forms consistent
with previously approved designs for Village 6 to the west, Village 11 to the east, and
EastLake II Land Swap area to the north.
Non-scenic corridors within the Freeway Commercial SPA project area include EastLake
Parkway and Birch Road. These are similar in appearance to the scenic corridors in that
they provide identity to Otay Ranch, and are dominated by native or naturalized vegetation
and land forms. However, these roadways also provide a transition from the informal
ranch-wide character to the more formal character typical of the urban villages. Landscape
treatment and design elements of these roads are addressed more fully in the Freeway
Commercial SPA Design Plan.
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EXHIBIT 4, Street Sections - SR-125, Olympic Pkwy & EastLake Pkwy
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EXHIBIT 5, Street Sections - Birch Road
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EXHIBIT 6, Street Sections - FC-1 Entry Streets
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EXHIBIT 7 a, Street Sections - FC-2 Town Center Drive
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EXHIBIT 13 b, Street Sections - FC-2 Local Streets and Drives
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EXHIBIT 13 c, Street Sections - FC-2 Local Streets and Drives
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EXHIBIT 13 d, Street Sections - FC-2 Shared Street and Typical Drive
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2. Town Center Drive
Town Center Drive is the entry to FC-2 from Olympic Parkway. It is a modified Village
Entry Street. It has been modified to accommodate on-street diagonal parking, and other
pedestrian features described in this SPA Plan and the Freeway Commercial Design Plan.
Town Center Drive shall meet the adopted Otay Ranch - Entry Street standards to the
satisfaction of the City Engineer with the exception that the design standard shall be 25 mph
(posted and as modified by the Street Section provided herein as Exhibit 13. In addition,
Town Center Drive shall be designed to meet the following criteria: 1) in special cases, as
determined by the City Engineer, the raised median can be replaced by a painted median to
allow for future modifications to the left turn pockets based on actual left turn movements;
and, 2) parking on this facility will be allowed as determined by the City Engineer subject to
sight distance studies.
The section of the Town Center Drive varies by location to accommodate adequate turn
pockets. Additionally, all details of tTown Center Drive will be subject to approval by the
City Engineer at the tentative subdivision and final design stages to insure compliance with
the functional and safety standards of all public streets. The typical Street Section is shown
on Exhibit 13 as FC-2 Entry Street.
E. Phasing of Road Improvements
The phasing of community development concurrent with provision of adequate road capacity and
access improvements is fully described in the Public Facilities and Financing Plan (PFFP).
These improvements have been phased and designed to maintain an adequate level of service in
the circulation system serving the Otay Ranch Freeway Commercial SPA throughout the
development process. The provision of adequate internal circulation improvements is expected
to be controlled via subdivision map conditions. The required level of improvements and
phasing is fully addressed in the Freeway Commercial SPA PFFP.
F. Transit Planning Principles
The Freeway Commercial SPA is designated by the Otay Ranch GDP to eventually be served by
extension of the SANDAG regional transit system. As specified in the Otay Ranch GDP, the
development area will reserve area for the transit line, a transit stop and a park-and-ride facility.
The planned transit Route 628 enters the Freeway Commercial SPA from Village Six, west of
SR-125. The transit route enters by bridging over SR-125 and then continues at grade to the
transit station in FC-1. From there, the route extends south within the transit lanes, crossing
Birch Road and entering the EUC SPA, where, according to the Otay Ranch GDP, an additional
transit station is to be located. Planned Transit Route 635 enters the project at the intersection of
Birch Road and the transit lanes. It extends north through the project and ultimately continues
north on EastLake Parkway. The third route, Route 627 does not enter the project, but travels on
Birch Road where it joins the other routes entering the EUC to the south. The Freeway
Commercial SPA Plan provides for the approximate location of these transit way alignments and
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station (see Exhibit 14). The tentative map will be conditioned for dedication of a ROW or
easement for the transit system in accordance with the Otay Ranch GDP.
In addition to transit way service, bus service is planned to be provided to the project area by
Chula Vista Transit (CVT). Currently, CVT provides bus service through the Eastern
Territories, including the EastLake Business Center and nearby Southwestern College.
Expansion of CVT service into the Freeway Commercial SPA project area is anticipated.
The planned transit system within the Freeway Commercial SPA is based on the service concepts
that were adopted by SANDAG in the Regional Transportation Plan (RTP). The plan identifies
Yellow, Green, Blue and Red Car levels of transit service.
The Transit Plan for the Freeway Commercial SPA provides a transit corridor and an area for the
transit station, which shall be offered for dedication in accordance with the Otay Ranch General
Development Plan. In addition, a park-and-ride facility, for 200 shared parking spaces, is
provided in close proximity and within visual site distance to the transit station in FC-1.
Per SANDAG’s South Bay Transit First Study, “Tier One Plan”, transit facilities will be
developed based on demand for transit services and the following principles:
∙ Level of transit facilities: Low = bus stop sign/pole; Medium = bus stop
sign/pole/bench; Medium-high = bus stop sign/pole/bench/shelter; and, High = bus
stop/sign/pole/bench/ shelter/turnout.
∙ Where there are numerous major pedestrian generators, access to stops for transit
vehicles moving in both directions is facilitated by locating transit stops near striped or
pedestrian enhanced intersections.
∙ Transit stops should be located and walkways designed to provide access as directly as
possible without impacting residential privacy.
∙ At intersection points of two or more transit routes, stops should be located to
minimize walking distance between transfer stops.
∙ Transit vehicle conflicts with automobile traffic can be mitigated by locating bus
pullouts/bus stops at the far side of intersections in order to permit right-turning
vehicles to continue movement.
∙ Transit stops should be provided with adequate walkway lighting and well-designed
shelters.
∙ ADA compliant walkway ramps should be provided at transit stops to ensure
accessibility to the handicapped.
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EXHIBIT 14, Transit Plan EXHIBIT 14, Transit Plan
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G. Bicycle Routes & Pedestrian Trails
Off-street trail routes which connect to the community-wide system of Otay Ranch as well as the
regional system described in the Circulation Element of the Chula Vista General Plan are
included as components of the perimeter arterials of the Freeway Commercial Center. As noted
previously, the developed project area, due to its large-scale commercial and residential nature,
there is an opportunity to connect uses via pedestrian routes and pedestrian oriented design
features within the project along the internal streets, including and extending from the project
entries to major destinations within the commercial center. The intersections of the internal
streets are designated as “pedestrian enhanced intersection,” where pedestrian oriented features
(such as pedestrian plazas, shop fronts on sidewalk, tc.) will be provided. Minor pedestrian
nodes with similar features on a smaller scale, are designated at pedestrian route intersections on
Exhibit 15.
In addition, the “Village Pathway” providing community-wide pedestrian and bicycle circulation
connections will be located off-site, on the south side of Birch Road, and a regional trail is
located along Olympic Parkway. Bicycles will share the traffic lanes with motor vehicles on the
internal streets due to the low (25 mph) speed limit. The proposed Pedestrian Circulation
system, based on the current conceptual site plan for parcel FC-1 is illustrated in Exhibit 15.
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EXHIBIT 15, Pedestrian Circulation
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IV. Grading
A. Introduction
The Land Use Element of the Chula Vista General Plan states that the mesas, hilltops and gently
rolling topography in the Chula Vista area offer the best conditions for development. Steeply
sloped hillsides and valleys can serve as resources, linking the developed regions and the
important natural features in the area. The goal of the Otay Ranch General Development Plan is
to concentrate urban development on the flatter areas and retain the sensitive natural topographic
features. For the Freeway Commercial SPA, the arterial road corridors along the northern,
eastern and southern edges of the project have been identified as scenic/greenbelt corridors and
include adjacent areas designated for landscaped open space use. Development sites within the
remainder of the SPA should be graded to blend with and create an aesthetically pleasing setting
respecting these edges.
The Otay Ranch GDP requires:
• Geotechnical investigations shall be provided with each SPA plan.
• Relate development to topography and natural features, and strive to retain the character
of the land forms to the extent feasible.
• Naturalized buffering be provided as a transition between development and significant
existing landforms.
• Variable slope ratios not exceeding 2:1 should be utilized when developing grading
plans.
• Eighty-three percent of existing steep slopes greater than 25% should be preserved.
B. Grading Concept
The SPA level grading plan for the Otay Ranch Freeway Commercial Center is intended to
provide a preliminary grading concept, identifying slope bank locations and necessary
maintenance provisions. The overall grading concept is to create one large continuous graded
pad between FC-1 and FC-2, with no significant grade changes or need for permanent walls. The
preliminary grading design is as indicated on the Grading Concept, Exhibit 16 and Site Cross
Sections provided in Exhibit 17.
The Freeway Commercial SPA earthwork is intended to be balanced or an equal amount of cut
for an equal amount of fill. The estimated earthwork quantity is 1.5 million cubic yards of cut
and fill within a graded area which encompasses the entire planning area of approximately 160
acres. The grading quantities for parcels FC-1 and FC-2 are projected to be 0.995 million cubic
yards of cut and fill (balanced), and 0.47 million cubic yards of cut requiring export,
respectively. An off-site location in the EUC to the south is available to meet the export
requirements of parcel FC-2 that requires its pad to be as close as possible to the pad elevation of
FC-1. Other sites could also be available for export, subject to additional environmental
analysis. The EUC site is also available to balance grading quantities in parcel FC-1 if
unforeseen circumstances require a net import or export of material, and parcel FC-2 is not
involved.
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EXHIBIT 16, Conceptual Grading Concept
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EXHIBIT 17, Site Sections
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The Otay Ranch GDP requires the preservation of 83% of existing steep slopes with gradients of
25% or greater. Otay Ranch has been determined to contain 7,651 acres of land with gradients
of 25% or greater. Application of the 83% preservation standard means that 6,350 acres of steep
slopes must be preserved ranch-wide and 1,301 acres of steep slopes may be developed. The
approved Otay Ranch land plan anticipates that approximately 984 acres of steep slopes will be
developed. This falls within the 83% (1,301 acres maximum) standard ranch-wide. The Phase 2
Resource Management Plan (RMP) provides that SPA level analysis of the impacts to steep
slopes needs to be completed only when a SPA proposes development outside of the GDP
approved development areas. The Otay Ranch Biota Monitoring Program establishes a system to
ensure that this standard is achieved ranch-wide.
There are no steep slopes (greater than 25%) within the Freeway Commercial SPA. The
development areas proposed in the SPA land plan are consistent with the developable areas
depicted on the approved GDP land use plan (as amended). Because of the consistency between
the proposed SPA development plan and the adopted Otay Ranch GDP, the ranch-wide slope
preservation goal will be maintained.
C. Grading Policies
Larger manufactured and natural slopes generally occur along and adjacent to the proposed
arterial road system. The pads between FC-1 and FC-2 should not have significant grade
changes or need permanent walls and be as close as practical to the same elevation. The design
of these major slopes, particularly in highly visible areas, will utilize landform grading
techniques.
The following guidelines shall be considered in implementation of the conceptual grading plan:
• With approval of the City Engineer, rounding of the tops and toes of slopes shall be
accomplished. When slopes cannot be rounded, vegetation shall be used to alleviate
sharp angular appearances.
• When significant landforms are modified for project implementation, the landform
should be graded to blend with the natural grade.
• 30 to 75-foot enhancement buffers shall be maintained along arterials, where indicated on
the Site Utilization Plan.
• Manufactured slope faces greater than 25 feet in height shall be varied or an additional
low slope area provided at the toe of the slope to avoid excessive “flat planed” surfaces.
• Grading shall be sensitive to significant and/or sensitive vegetation and habitat areas.
• To complement landform grading, landform re-vegetation techniques shall be utilized.
As in a natural setting, major elements of the landscape are concentrated largely in the
concave “drainages”, while convex portions are planted primarily with ground cover and
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smaller materials. Vegetation should consist of drought tolerant native or naturalized
species, requiring little or minimal irrigation, deep rooted and well suited to the on-site
soils. Final plans should be based on coordinated input from a licensed landscape
architect.
• Based on actual field conditions encountered, the erosion potential of slopes should be
reduced with berms at the tops of all slopes, paved interceptor ditches and terrace drains
and vegetation. Spray-on applications and coatings, combined with jute or hemp mesh
can be effective methods for stabilizing soils.
Internal slopes are typically lower than the perimeter slopes. If however, at the tentative map
stage, large slopes of 25 percent (4:1) or greater, in highly visible locations are proposed,
landform grading techniques should be considered on a case-by-case basis. Small interior slopes
between lots may be graded at 1.5 to 1, with approval of the City Engineer.
Preliminary soils and geotechnical reports have been prepared for the Otay Ranch Freeway
Commercial SPA and have identified the site as being suitable for development (see
Geotechnical Investigation McMillin Otay Ranch, Village 12 Freeway Commercial Site, Chula
Vista, California; dated January 26, 2001; with an update letter dated February 26, 2004 by both
Geotechnics, Inc.; and, another for the Otay Ranch Company portion by Geocon, August 30,
2002). The updates indicate that the project as adopted in April 1, 2003 and as currently
configured are substantially the same. More detailed and refined studies will be provided at the
final engineering stages of this project.
D. Storm Water Quality Requirements During Construction
A Storm Water Quality Study has been prepared for the project by Rick Engineering Company,
dated May 28, 2002 and revised August 12, 2002 and October 4, 2002. An update letter was
issued by Rick Engineering on March 3, 2004, which indicated that the project as adopted in
April 1, 2003 and as currently configured, are substantially the same. An updated grading study
was prepared by Hunsaker & Associates, dated October 7, 2014, which concludes that the
proposed project will not present any hydrologic concerns. Hunsaker & Associates study
encompasses Residential West area of the FC-2 site, west of Town Center Drive. A separate
Storm Water Study was prepared by SB&O Inc. on August 8, 2018 for the eastern portion of the
Freeway Commercial North. The following discussion is taken from these reports.
During the construction phase, the project is subject to the requirements of the State Water
Resources Control Board (SWRCB) National Pollutant Discharge Elimination System permit
(Municipal Separate Storm Sewer Systems Order No. R9-2013-0001 and as amended by Order
Nos R9-2015-0001 & R9-2015-0100 [MS4 Permit]). Project shall comply with all requirements
of the MS4 Permit and City of Chula Vista BMP Design Manual, December 2015 and as
amended (BMP Design Manual) for both construction and post-construction phases of the
project. Prior to Planning approval, documentation shall be provided, to the satisfaction of the
City Engineer, to demonstrate such compliance.
For coverage by the General Construction Permit, the project owner is required to submit to the
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SWRCB a Notice of Intent (NOI) to comply with the General Construction Permit, and develop
a Storm Water Pollution Prevention Plan (SWPPP) describing best management practices
(BMPs) to be used during and after construction to prevent the discharge of sediment and other
pollutants in storm water runoff from the project.
Typical temporary BMPs that may be used during construction include good housekeeping
practices, erosion control, and sediment control measures. Good housekeeping practices include
street sweeping, waste disposal, vehicle and equipment maintenance, materials storage,
minimization of hazardous materials and proper handling and storage of hazardous materials.
Typical erosion control and sediment control measures include use of silt fences, fiber rolls,
gravel bags, temporary desilting basins, velocity check dams, temporary ditches or swales, storm
water inlet protection, soil stabilization measures such as erosion control mats, tackifier, or
hydroseed. The project's SWPPP will be required to identify the specific BMPs to be used on
the project site during construction. The City of Chula Vista and the California Storm Water
Management Handbooks will set the design standards for BMPs on project.
Prior to approval of the first Tentative Map and/or Site Plan by the Design Review Committee,
whichever occurs first, the applicant shall demonstrate compliance with the City of Chula Vista
Storm Water and Discharge Control Ordinance and the National Pollutant Discharge Elimination
System (NPDES) Municipal Permit (including the Final Model SUSMP for the San Diego
Region). The applicant shall obtain the approval of the City Engineer of a report that includes
the following elements:
• Description of project characteristics, site conditions, flow patterns, pollutants emanating
from the project site, and conditions of concern,
• Description of the site design and source control BMPs considered and to be implemented,
• Description of applicable treatment control BMPs considered and to be implemented to
reduce or treat the identified pollutants,
• Justification for selection of the proposed treatment control BMP(s) including 1) targeted
pollutants, justification, and alternatives analysis, 2) design criteria (including
calculations), 3) pollutants removal information (other than vendors specifications), and 4)
literature references,
• Site plan depicting locations of the proposed treatment control BMPs; and
• Operation and maintenance plan for the proposed treatment control BMPs.
Prior to issuance of grading permits, a SWPPP shall be prepared to the satisfaction of the City
Engineer to insure implementation of the BMPs required by the erosion control plan. Potential
BMPs that could be used include all those listed in the Freeway Commercial SPA Plan EIR, and
any other BMPs that would meet the requirements of the NPDES.
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V. Parks, Recreation & Open Space
A. Introduction
The Otay Ranch GDP establishes the following goal for parks and recreation facilities:
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.
The Otay Ranch GDP also establishes the following policies for parks and recreation facilities:
Policy: Provide 15 acres of regional park and open space per 1,000 Otay Ranch 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 areas.
In order to achieve the goal and thresholds, the Otay Ranch GDP establishes a four-tiered system
of parks to be provided throughout the community. The four tiers are: 1) park amenities in town
square parks; 2) active play facilities in neighborhood parks; 3) community-level playing fields in
community parks; and, 4) region-wide active and passive recreational areas in designated regional
parks. Open space, community and regional parks are designated at the GDP level and only the
perimeter open space adjacent to the arterial roads is identified in the Freeway Commercial SPA
at this level.
B. Required Park Land & Improvements
Otay Ranch GDP:
In compliance with the City’s park requirements, the owner shall grant a highly amenitized
“turnkey” park on the site located on the Site Utilization Plan to the satisfaction of the Director of
Development Services. In order to create an extraordinary public space, the park shall be 2.0 acres
in size and generally consist of the elements described in Exhibit “E” in the Development
Agreement between the City and Owner. Owner shall invest substantially more to the
development and granting of the 2.0 acre park than would be typical for a City standard park, up
to and including the value equivalent required to achieve the owner’s full park obligation, as
calculated at the time park obligation for the project become due. Construction shall commence
on the park prior to the issuance of the 300th residential building permit.
Chula Vista Municipal Code
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The City of Chula Vista Municipal Code, Chapter 17.10, Parklands and Public Facilities (06/12),
establishes the method by which actual required park acreage is to be calculated, based on the
number and type of residential determined at the Final Map level. The City's 2002 Park
Acquisition and Development Fee Update determined that each single-family dwelling unit
generates a need for 460 square feet of developed parkland and each multi-family unit generates a
need for 341 square feet of developed parkland. Based on 900 multi-family units, the parkland
obligation for FC2 is approximately 7.05 acres, but the exact calculation shall be made at the time
the park obligation is due. The requirement shall satisfied by a highly amenitized 2.0 acre park
and in-lieu fees should the actual cost of the park, after City audit, not meet the Owner’s baseline
park obligation, per the Development Agreement.
Table 2
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 ac
Total 900 7.05 ac
City of Chula Vista Landscape Manual
Part Three of the City Landscape Manual addresses the requirements and criteria of public projects,
including parks, open space and streetscapes (whether a City Public Works project or a private
“turnkey” project). The Manual provides the requirements for submittals, graphics and standards,
design standards and criteria, landscaping, irrigation and trails.
SPA Plan
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.
C. Open Space
While generally accepted standards have been established for the provision of acreage and the
function of a hierarchy of parks, the “need” for open space is more difficult to quantify. Usually
the need, amount and location of open space is determined by the natural environmental conditions
of the land and facility related needs such as detention basins, future road rights-of-way, and buffer
space between unrelated land uses, etc. Steep slopes and sloping lands with unstable geologic
conditions are obvious candidates for open space, as are noise buffer areas along major traffic
ways.
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The location and general extent of open space within Otay Ranch is determined at the GDP level
of planning. Open space within the Freeway Commercial SPA is to be provided for buffer areas,
slopes, and landscaping along arterial roads as required by the Otay Ranch GDP. An area is
identified on the Site Utilization Plan as “30 to 75 Foot Enhancement Buffers” along each of the
arterial roads.
Improvement standards for the enhancement area are provided in the Freeway Commercial Design
Plan. Generally, this area is limited to landscaping and accessory uses and structures which
enhance the visual character of the streetscape (e.g., a landscaped parking area) or provide
pedestrian oriented facilities (e.g., walkways, an outdoor plaza or dining area with overhead
structure). Large commercial buildings shall not intrude into the buffer area. The buffer area is
not intended to be implemented as a rigid, 75-foot linear setback; it should be a meandering low
intensity development edge blending into streetscape landscaping. All proposed improvements
will be subject to Design Review approval.
Landscaping within open space/buffer areas shall comply with all requirements of the City of
Chula Vista Landscape Manual.
D. Preserve Conveyance
Preservation of sensitive habitat is not a significant issue for the Otay Ranch Freeway Commercial
SPA. There are no sensitive habitat areas requiring protection, preservation or enhancement in the
planning area. The property has been historically used for agriculture production and cattle
grazing, is crossed by a system of dirt roads and old cattle trails, and cattle trails and consists or
bare dirt and non-native grasslands.
The Otay Ranch Resource Management Plan (RMP) established guidelines for preservation of
sensitive land. The RMP set up a conveyance schedule for SPA One and indicated that
subsequent SPAs would set up their own conveyance schedule consistent with the RMP
guidelines. Land shall be conveyed within the RMP Preserve at a ratio of 1.188 acres for each
acre of development area, as defined in the RMP, for a total of 157.88 acres. Parcel FC-1 in this
SPA intends to convey lands as depicted in Exhibits 18 and 19, which are consistent with the
RMP guidelines. They are keystone areas of biological significance that are vulnerable and
adjacent to property that has already been irrevocably offered for dedication. Conveyance in an
approved Conveyance Plan for parcel FC-2 is 40.761 acres and was conveyed on August 2, 2018
via Open Space Easement, recorded document # 2018-0325995.
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EXHIBIT 18, Preserve Conveyance Land (Village 15)
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EXHIBIT 19, Preserve Conveyance Land (former New Millenium ownership)
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E. Park & Open Space Implementation
All of the open space and enhancement buffers will be controlled through open space easements
and/or dedication to the City, district or property owners’ association. Open Space and/or
Landscape Maintenance Districts may be established to ensure proper management and operation
of public right-of-way improvements. The project shall also annex to a preserve lands conveyed
to the POM. A public park of approximately 2.0 acre in size will be provided on the FC2 site. The
remaining park obligations will be satisfied through provision of facilities offsite, via in-lieu fees
used as extraordinary park improvements and enhancements. Method of satisfaction shall be
defined with subsequent Final Maps for FC2.
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January 2019 SPA PLAN
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VI. Development Phasing
The development of the Otay Ranch Freeway Commercial SPA will be completed in two
primary phases. The Conceptual Phasing Plan (Exhibit 20) reflects anticipated market demand
for commercial development and the property ownership patterns within the Planning Area. The
Phasing Plan is consistent with the Freeway Commercial SPA Public Facilities Finance Plan
(PFFP).
The Phasing Plan is non-sequential. Sequential phasing is frequently inaccurate because of
unforeseen market changes or regulatory constraints. Therefore, the Freeway Commercial SPA
PFFP permits non-sequential phasing by imposing specific facilities requirements, per the PFFP,
for each phase to ensure that new Freeway Commercial SPA development is adequately served,
and City threshold standards are met. Construction of the on-site Village Entry street from
Olympic Parkway, which serves both ownerships/parcels, shall be phased according to the
provisions of the PFFP.
TABLE B: Anticipated Development Phasing
Parcel Land Use Green Yellow Blue Orange
FC-1 Freeway
Commercial X
FC-2 Freeway
Commercial
X
FC-2 Residential X X
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January 2019 SPA PLAN
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DEVELOPMENT PHASING
January 2019 SPA PLAN
VII-3
EXHIBIT 20, Conceptual Phasing Plan
VII. Public Facilities
PUBLIC FACILITIES
January 2019 SPA PLAN
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A. Introduction
The Otay Ranch GDP establishes the following goal regarding the provision of public facilities:
GOAL: ASSURE THE EFFICIENT AND TIMELY PROVISION OF PUBLIC SERVICES AND FACILITIES
TO DEVELOPABLE AREAS OF OTAY RANCH CONCURRENT WITH NEED.
This chapter outlines the local and regional public facilities necessary to serve the Otay Ranch
Freeway Commercial SPA. The Public Facilities Finance Plan (PFFP) provides additional
descriptions of public infrastructure and financing mechanisms planned for each facility. The
public facilities described in this section have been sized and designed in response to the planned
distribution of land uses shown on the Freeway Commercial Site Utilization Plan (Exhibit 5).
This section examines local facilities including water, water conservation, recycled water, sewer,
drainage, urban runoff, schools, parks, recreation, open space and trails, law enforcement, fire
protection, animal control, civic, library and child care facilities.
This chapter is a summary of the information, recommendations and conclusions contained in
other documents. All public services facilities financing and phasing issues are addressed in the
Freeway Commercial SPA Public Facilities Finance Plan. Additionally, some facilities are the
subject of separately prepared master plans which are included in the Technical Appendices.
B. Potable Water Supply & Master Plan
Water service and facilities are addressed in the Freeway Commercial Conceptual Water and
Recycled Water Study prepared by PBS&J and dated September 2002. An update letter dated
March 3, 2004 was provided by PBS&J, indicating the original report is still valid for the
reconfigured project. Subsequent update letters dated December 14, 2014 and September 25,
2017, were provided by Dexter Wilson updating the original report based on the reprogrammed
project. The phasing and financing of water facilities is more thoroughly addressed in the Otay
Ranch Freeway Commercial SPA PFFP.
The Otay Ranch GDP establishes the following goal for water service:
Goal: Ensure an adequate supply of water for build-out of the entire Otay Ranch project area;
design the Otay Ranch project area to maximize water conservation.
The Otay Ranch GDP establishes the following threshold for water facilities:
Threshold: Ensure an adequate supply of water on a long-term basis, prior to the
development of each Otay Ranch SPA.
The Metropolitan Water District and the County Water Authority plan to provide long term water
supplies to member agencies to meet projected water demand based upon regional population
forecasts. Development of the Otay Valley Parcel of Otay Ranch, including the Freeway
Commercial SPA, is included in the adopted Series 8 regional population forecast.
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January 2019 SPA PLAN
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Approximately 90% of the water used in the San Diego County Water Authority area is imported
from the Metropolitan Water District. The Metropolitan Water District transports its water supply
through the State Water Project and the Colorado River Aqueduct. The San Diego County Water
Authority conveys water from the MWD to local water purveyors within San Diego County.
Potable water is provided to the Central Service Area of the Otay Water District via the Second
San Diego Aqueduct. Water is delivered at Aqueduct connections No. 10 and No. 12 and is
conveyed by gravity to the Central Service Area emergency/operating reservoirs at a grade of 624
feet. Water is then pumped to the existing 980 service zones.
There are two existing reservoirs in the 980 Zone. These reservoirs are located within the District's
Use Area north of the Rolling Hills Ranch development. The reservoirs have a capacity of 5.0
MG each for a total of 10.0 MG.
Emergency storage for the 980 zone is provided in the 624 zone reservoirs. Other than providing
a supply of water to the Central Area Pump Station, the 624 zone will not be utilized to serve the
Freeway Commercial Center.
The Central Area Pump Station, located at the Patzig Reservoir site, pumps water from the 624
zone to the 711 zone distribution system. The pump station currently has five pumps (including
one standby), each rated for approximately 4,000 gallons per minute (gpm) which results in a firm
capacity of about 16,000 gpm.
The 980 zone receives potable water from the EastLake Pump Station, which lifts water from the
711 zone to the 980 zone distribution system. This pump station is located on the south side of
Otay Lakes Road at Lane Avenue and houses three 4,000 gpm pumps (including one standby) for
a firm capacity of 8,000 gpm.
In conjunction with the construction of Village Six, the existing 980 Zone main in EastLake
Parkway will be extended, and mains in Olympic Parkway and Birch Road constructed. These
will form a backbone distribution loop comprised of a 20-inch pipeline in EastLake Parkway south
from Olympic Parkway to Birch Road and then a 12-inch pipe extended westward in Birch Road
to future SR-125. The proposed 12-inch potable water mains within the Freeway Commercial
SPA will connect to the planned mains in Olympic Parkway, Birch Road and EastLake Parkway
(see Exhibit 21). The proposed project will be required to provide all potable water improvements
needed to serve the project when constructed without relying on the phased construction of
adjacent projects which are planned to provide improvements.
C. Potable Water Demand
The Otay Water District has established criteria to determine pressure zone boundaries within new
and existing developments. The criteria constitute minimum and maximum allowable pressures
and maximum velocity thresholds within the distribution system piping under specified system
operating conditions. These were used to determine pressure zone service area boundaries in the
area of the project. All of the Freeway Commercial SPA will be served by the 980 pressure zone.
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January 2019 SPA PLAN
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The conceptual Domestic Water distribution system is shown on Exhibit 22. These facilities were
sized to meet the anticipated demand from the planned development incorporating average water
demand, peak flows and fire flow requirements. Fire flow requirements were based on the 1998,
Uniform Fire Code (UFC).
According to the 1991/1992 Capital Improvement Program for the San Diego County Water
Authority (CWA), facilities planned by the CWA and Metropolitan Water District (MWD) will
increase the filtered water conveyance capacity, permit raw water conveyance capacity within the
aqueduct system and enable the CWA to meet projected demand through 2010. Based on the San
Diego County Water Authority 1987 Distribution Study, the additional water supply made
available from these improvements will allow the Otay Water District to meet projected demands
through 2010. Estimated average daily Freeway Commercial Center potable water demand is
calculated in Table C, below. TABLE C: Potable Water Demand
Land Use Gross Area
(ac)
Demand*
(gpd/ac)
Average Annual Day
Demand (gpd)** FC-1 86.2 2,232 192,398
FC-2 38.31 varies by use 183,633 TOTAL 124.51 0.374 mgd ** gpd = gallons per day; mgd = million gallons per day Source: Powell PBS&J, P&D,
and Dexter Wilson
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January 2019 SPA PLAN
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EXHIBIT 21, Potable Water Plan
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January 2019 SPA PLAN
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D. Recycled Water Supply & Master Plan
Recycled water service and facilities are addressed in the Freeway Commercial Conceptual Water
and Recycled Water Study prepared by PBS&J, dated September 2002. An update letter dated
March 3, 2014 was provided by PBS&J, indicating the original report is still valid for the
reconfigured project. The phasing and financing of recycled water facilities is more thoroughly
addressed in the Otay Ranch Freeway Commercial SPA PFFP.
The Otay Ranch GDP provides the following goal for water reclamation:
GOAL: DESIGN A SEWERAGE SYSTEM WHICH WILL PRODUCE RECLAIMED WATER. ENSURE A
WATER DISTRIBUTION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO USE RECLAIMED
WATER. CONSTRUCTION OF A DUAL SYSTEM OF WATER SUPPLY WILL BE REQUIRED FOR ALL
DEVELOPMENT WHERE RECLAIMED WATER IS USED.
The Otay Ranch GDP establishes the following threshold relative to recycled water:
Threshold: Design a sewerage system which will produce reclaimed water. Ensure a
water distribution system will be designed and constructed to use reclaimed water.
Construction of a “dual system” of water supply will be required for all development
where reclaimed water is used.
Consistent with the Otay Ranch GDP, a dual system for potable and recycled water will be
constructed. Recycled water will be used to irrigate street parkway landscaping, parking lot
landscaping and manufactured slopes along open space slope areas.
Recycled water supply is currently available to the Otay Ranch area from the 1.3 mgd capacity
Ralph W. Chapman Water Recycling Facility (WRF) located near the intersection of Singer Lane
and Highway 94. Recycled water supply is also anticipated to be available from the City of San
Diego’s 15.0 mgd South Bay Water Reclamation Plan. It is anticipated that the Freeway
Commercial project will receive recycled water via proposed connections to the 944 Recycled
Water Zone distribution systems.
Two existing lined and covered ponds, totaling 28.3 MG located within the Otay Water District
Use Area provide operational storage for the 944 Recycled Zone. The ponds are connected to an
existing 20-inch transmission main in Lane Avenue which runs south to an existing main in Otay
Lakes Road.
Recycled water will be supplied to the Freeway Commercial Center through connections to the
existing 12-inch 944 recycled zone main in EastLake Parkway. The District's current capital
improvement plan includes the extension of the 944 recycled zone main in EastLake Parkway south
to Birch Road, and construction of 944 recycled zone mains in Birch Road and along SR-125. The
proposed project will be required to provide all recycled water improvements needed to serve the
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January 2019 SPA PLAN
VII-9
project when constructed without relying on the phased construction of adjacent projects which are
planned to provide improvements.
The recommended recycled water distribution system for the Freeway Commercial SPA is shown
in Exhibit 22 Recycled Water Plan. As specified in current District design criteria, all on-site
pipelines will be 6-inch minimum diameter. Recycled water pipelines will be installed concurrent
with the phased construction of the potable water system. Recycled water consumption within the
Freeway Commercial Center is calculated in Table D below.
TABLE D: Recycled Water Demand
Land Use Gross
Area (ac)
Percent
Irrigated
Irrigated
Area (ac)
Irrigation
Rate (gpd/ac)
Average Day
Demand (gpd)* FC-1 86.2 10% 8.62 2,232 19,240 FC-2 34.5 10% 3.45 2,232 7,700
Circulation1 39.3 10% 3.93 2,232 8,772 TOTAL 160.0 16.0 0.036 mgd
* gpd = gallons per day; mgd = million gallons per day Source: PBS&J
1 SR-125 and arterials
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January 2019 SPA PLAN
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EXHIBIT 22, Recycled Water Plan
PUBLIC FACILITIES
January 2019 SPA PLAN
VII-11
E. Sewer Service
Sewerage services and facilities are addressed in the Freeway Commercial Conceptual Sewer Study
prepared by PBS&J and dated July 2002. An update letter dated March 3, 2004 was provided by
PBS&J, indicating the original report is still valid for the reconfigured project. A second update
letter dated December 17, 2014 and a third update letter dated September 25, 2017 was provided
by Dexter Wilson updating the original report based on the reprogrammed project. The phasing
and financing of sewerage facilities is more thoroughly addressed in the Otay Ranch Freeway
Commercial SPA PFFP.
The Otay Ranch GDP establishes the following goal for sewerage facilities:
GOAL: PROVIDE A HEALTHFUL AND SANITARY SEWERAGE COLLECTION AND DISPOSAL SYSTEM
FOR THE RESIDENTS OF OTAY RANCH AND THE REGION, INCLUDING A SYSTEM DESIGNED AND
CONSTRUCTED TO ACCOMMODATE THE USE OF RECYCLED WATER.
The Otay Ranch GDP establishes the following threshold relative to the sewerage system:
Threshold: Design a sewerage system which will produce reclaimed water. Ensure a
water distribution system will be designed and constructed to use reclaimed water.
Construction of a “dual system” of water supply will be required for all development
where reclaimed water is used.
The City of Chula Vista provides wastewater services in the project vicinity. Chula Vista operates
and maintains its own sanitary sewer collection system which connects to the City of San Diego’s
Metropolitan Sewer System. The Otay Ranch Master Plan of Sewerage prepared in October 1993
by Wilson Engineering documented the feasibility of providing sewer service to the project area.
There are three existing sewer interceptors that collect and convey flow from the Otay Ranch area:
the Telegraph Canyon Interceptor, located in Telegraph Canyon Road north of the proposed
development, the Poggi Canyon Interceptor, located in Olympic Parkway west of the proposed
development, and the Date-Fairve Trunk Sewer which ends just west of the Otay Ranch GDP
boundary. These interceptors, which are owned and maintained by the City of Chula Vista convey
sewage westerly to the San Diego Metropolitan Sewerage System (Metro), which collects and treats
sewage at the Point Loma Wastewater Treatment Plant. Alternatives for providing new water
reclamation facilities to serve the South Bay area are being considered. If a water reclamation
facility is constructed in this area, the sewage flows from Otay Ranch maybe redirected to that
facility.
The Poggi Canyon Interceptor extends to EastLake Parkway and will able to serve parcel FC-2.
Sewage flows generated in parcel FC-1 will be conveyed south to planned trunk sewers in Birch
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January 2019 SPA PLAN
VII-12
and La Media Roads which will also connect to the Poggi Canyon Interceptor. The proposed
sewage system is shown in Exhibit 23. The proposed project will be required to provide all sewer
service improvements needed to serve the project when constructed without relying on the phased
construction of adjacent projects which are planned to provide improvements.
The City of Chula Vista Engineering Staff prepared a study entitled Threshold Capacity of Poggi
Canyon Trunk Sewer Memorandum (February 19, 2001), which evaluated the available capacity
of the Poggi Canyon Interceptor and the Date-Faivre trunk sewer. The analysis indicated that the
Date-Faivre reach was the most constrained sewer segment in Poggi Canyon basin.
To alleviate the Date-Faivre constraint, the City completed construction of a parallel trunk sewer,
referred to as AReach 9", which is actually the lower portion of the planned Sal Creek Interceptor.
Further evaluation indicated that Reach 205, will be the next constrained section. The City of Chula
Vista has already included this project in their Capital Improvement Program, and will monitor
development rates to determine the timing of this project.
All phasing of sewer improvements, including temporary connections, is subject to approval by the
City Engineer.
Sewage generation from the developed uses within the Freeway Commercial Center are estimated
in Table E below. TABLE E: Sewage Generation Land Use Gross Acres Avg. Flow
(gpd)/Acre
Average Day Flow
(gpd)*
FC-1 86.2 2,500 215,500
FC-2 38.31 varies by use 163,310
TOTAL 124.51 0.379 mgd * gpd = gallons per day; mgd = million gallons per da Source: PBS&J and
Dexter Wilson
PUBLIC FACILITIES
January 2019 SPA PLAN
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EXHIBIT 23, Sewer Plan
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January 2019 SPA PLAN
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F. Storm Water Drainage System
Drainage facilities are addressed in the Otay Ranch SPA Freeway Commercial (FC) Preliminary
Regional Drainage Study Major Drainage Patterns and Facilities prepared by P&D Consultants,
Inc., October 1, 2002 (4th Revision). An update letter dated March 3, 2004 was provided by
P&D Consultants, indicating the original report is still valid for the reconfigured project. A
second update letter dated October 7, 2014 was provided by Hunsaker & Associates indicating
the method of satisfying storm water drainage requirements. A drainage Study and a SWQMP
was prepared by SB&O Inc. on August 8, 2018 for the east portion of FC-2. The phasing and
financing of drainage facilities is more thoroughly addressed in the Otay Ranch Freeway
Commercial SPA PFFP.
The Otay Ranch GDP establishes the following goal for drainage facilities:
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND SURROUNDING
COMMUNITIES FROM FIRE, FLOODING AND GEOLOGIC HAZARDS.
The Otay Ranch GDP establishes the following threshold for drainage facilities:
Threshold: Storm water flows and volumes shall not exceed Engineering Standards
of the governing land use jurisdiction.
The City of Chula Vista is the governing land use jurisdiction for the Freeway Commercial
project so the project drainage system will need to meet city standards for drainage.
The Freeway Commercial SPA hydrologic planning area is predominately rolling hills with
arroyos draining into canyons flowing to the west, away from the Otay Reservoir Basin. These
canyons converge into one major canyon, Poggi Canyon, which ultimately discharges into the
Otay River, 42 miles to the southwest. The natural drainage basin is through Village Six to
Poggi Canyon and an unnamed tributary canyon. This unnamed tributary canyon then flows
into Poggi Canyon just west of Village Six.
The limits of the developed drainage basins, based on preliminary grading plans, do not exactly
follow the natural basin limits. However, the differences are small and no significant diversion
of runoff is proposed. No detention basins are proposed within the project area as a regional
basin exists downstream that will serve the proposed project.
The study area is divided into three major drainage basins to establish general drainage patterns
and define master drainage facilities. There are four master drainage facilities identified. They
are an open channel drainage system located along the north side of proposed Olympic Parkway,
two storm drain systems located in proposed La Media Road, and a storm drain system located
in the proposed Birch Road.
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January 2019 SPA PLAN
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The open channel along the north side of Olympic Parkway is an integral part of the study area
hydrology, although it is not part of the Freeway Commercial SPA master facilities. The storm
drain located in Olympic Parkway is a master facility as it is part of the culvert system by CalTrans
to convey drainage from the east side to the west side of SR-125. The channel is the extension of
the CalTrans facility to the Poggi Canyon open channel. The northern portion of the SPA (Parcel
FC-2) has been designed to drain to the Olympic Parkway storm drain.
A master facility in Birch Road flows into a proposed storm drain system in La Media Road (off-
site to the west). The Birch Road storm drain is considered a master facility because it will replace
to the culvert system proposed by CalTrans to convey drainage from the east side to the west side
of SR-125 at the Birch Road overpass. The southern portion of the SPA (Parcel FC-1) has been
designed to drain to the Birch Road storm drain. The project will be required to provide all
drainage improvements needed to serve the project when constructed without relying on the
phased construction of adjacent projects which are planned to provide improvements.
The proposed major facilities were estimated/tested using a computerized rational method from
the County of San Diego Hydrology Procedure Manual. Based on the findings of the regional-
level study, the development of the Freeway Commercial SPA will not adversely impact the
existing natural drainage courses. The project will result in increased runoff but this will be
mitigated by the existing detention basin in Poggi Canyon which has adequate capacity for the
project’s impacts. Any existing downstream drainage structures will also be protected, since
naturally occurring flows will not be increased.
PUBLIC FACILITIES
January 2019 SPA PLAN
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EXHIBIT 24, Strom Drainage Plan
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January 2019 SPA PLAN
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G. Urban Run-off
The Otay Ranch GDP requires that applicants prepare an Urban Run-off Plan for the first SPA
within the drainage area of the Otay Reservoir. The Otay Ranch Freeway Commercial SPA does
not drain into the Otay Reservoir drainage basin, thus there is no requirement for additional Otay
Reservoir urban run-off planning as a condition of this SPA.
In addition, a Storm Water Quality Technical Report has been prepared for the project by Rick
Engineering Company, dated May 28, 2002 and revised August 12, 2002. An update letter dated
March 3, 2004 was provided by Rick Engineering, indicating the original report is still valid for
the reconfigured project. A drainage Study and a SWQMP was prepared by SB&O Inc. on August
8, 2018 for the east portion of FC-2. The following discussion is taken from that report.
In order to terminate coverage under the General Construction Permit, the developer must submit
a Notice of Termination form (NOT) and a Post-Construction Storm Water Operation and
Management Plan (PCSWOMP) to the RWQCB. The PCSWOMP requires permanent BMPs be
established to prevent the discharge of sediment or other pollutants in storm water runoff from
the completed project. A detailed description of funding and maintenance for post-construction
BMPs is also required.
In addition to the requirements for termination of coverage by the General Construction Permit,
the project is subject to the requirements of the Municipal Storm Water Permit (Municipal Permit)
adopted by the San Diego Regional Water Quality Control Board (SDRWQCB), Order No. R9-
2013-0001 and as amended by Order Nos R9-2015-0001 & R9-2015-0100, National Pollutant
Discharge Elimination System (NPDES) No. CAS0109266. The Municipal Permit requires new
developments in priority development categories to comply with the Model Standard Urban
Storm Water Mitigation Plan (SUSMP) and to consider storm water quality and watershed
protection principles and policies in planning and design.
The Model SUSMP identifies the storm water BMP selection procedure, which provides direction
for identifying the project's pollutants and conditions of concern, and establishing storm water
BMPs. As required by the Model SUSMP, the project must provide methods to treat, infiltrate,
or filter runoff from the development site based on numeric sizing criteria described in the
Municipal Permit. The Municipal Permit provides several criteria for calculating treatment
volume of runoff for volume-based BMPs or treatment flow for flow-based BMPs. The
Municipal Permit also requires that new developments maintain or reduce pre-development
erosion and protect stream habitat. This may be accomplished by controlling peak discharge rates
and velocities.
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January 2019 SPA PLAN
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To meet the requirements for termination of coverage under the General Construction Permit and
the Municipal Permit requirements, the project will incorporate a treatment train of non-structural
and structural BMPs to the maximum extent practicable (MEP). The Model SUSMP requires
that four types of BMPs be implemented: site design, source control, category specific, and
treatment control.
Site design BMPs are designed to maintain or reduce pre-development erosion and protect stream
habitat. Several BMP options include minimizing impervious areas and directly connected
impervious areas, increasing rainfall infiltration, maximizing rainfall interception, and protecting
slopes and channels. Appropriate site design BMPs will be selected for the proposed project
when possible.
Source control BMPs are generally non-structural and are intended to reduce the quantity of
pollutants entering the storm drain system. This can be accomplished through public education
(e.g., storm drain stenciling and signage, pollution prevention literature), covenants, conditions,
and restrictions (CC&Rs), providing covered outdoor material and trash storage areas to prevent
exposure to rainfall, utilizing efficient irrigation systems to prevent runoff from landscaping, as
well as street and parking lot sweeping.
Category specific BMPs are required in specific areas for each priority category, as identified
below:
• Commercial development - Dock areas, maintenance bays, vehicle wash areas, and outdoor
processing areas
• Restaurants - Dock areas and equipment wash areas
• Parking lots - Parking areas
• Streets, highways, and freeways - Roadways
Source control and category specific BMPs for parking, loading and storage areas, etc. are
included in the applicable development standards provided in the Freeway Commercial SPA PC
District Regulations.
Treatment control BMPs treat, infiltrate, or filter an amount of runoff from the development site
based on the numeric sizing criteria described in the Model SUSMP. The amount of runoff that
must be treated may be calculated using either the volume-based criteria or flow-based criteria,
depending on the type of BMP selected to meet this requirement.
Three treatment options were analyzed in the Rick Engineering report. However, the technical
report is a planning phase report only and only identified options for treatment of storm water
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January 2019 SPA PLAN
VII-19
from the developed site. Because the project is still in the preliminary design phase, hydrologic
or hydraulic calculations have not been prepared to determine storm drain inlet sizes and final
locations. Therefore, filtration devices, hydrodynamic separators, and catch basin inserts were
only sized on a preliminary basis to provide the necessary treatment required by the Municipal
Permit. A final determination of site specific site design and treatment control BMPs to be used
will be based on the final storm drain layout and will take into account inlet sizes, construction
costs, operation and maintenance costs, requirements and responsibilities, and treatment
efficiency of the device.
Prior to approval of the first Tentative Map and/or Site Plan by the Design Review Committee,
whichever occurs first, the applicant shall demonstrate compliance with the City of Chula Vista
Storm Water and Discharge Control Ordinance and the National Pollutant Discharge Elimination
System (NPDES) Municipal Permit, and the City of Chula Vista SUSMP.
The applicant shall obtain the approval of the City Engineer of a report that includes the following
elements:
• Description of project characteristics, site conditions, flow patterns, pollutants emanating
from the project site, and conditions of concern,
• Description of the site design and source control BMPs considered and to be implemented,
• Description of applicable treatment control BMPs considered and to be implemented to
reduce or treat the identified pollutants,
• Justification for selection of the proposed treatment control BMP(s) including 1) targeted
pollutants, justification, and alternatives analysis, 2) design criteria (including
calculations), 3) pollutants removal information (other than vendors specifications), and
4) literature references,
• Site plan depicting locations of the proposed treatment control BMPs; and
• Operation and maintenance plan for the proposed treatment control BMPs.
Prior to issuance of grading permits, a SWPPP shall be prepared to the satisfaction of the City
Engineer to insure implementation of the BMPs required by the erosion control plan. Potential
BMPs that could be used include all those listed in the Freeway Commercial SPA Plan EIR, and
any other BMPs that would meet the requirements of the NPDES.
H. Roads
Roads and other circulation components of the Freeway Commercial development plan are fully
described in Chapter III of this SPA Plan. The phasing and financing of roads is more thoroughly
addressed in the Otay Ranch Freeway Commercial SPA PFFP.
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The Otay Ranch GDP establishes the following goals for the transportation system:
GOAL: PROVIDE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM WITHIN OTAY RANCH WITH
CONVENIENT LINKAGES TO REGIONAL TRANSPORTATION ELEMENTS ABUTTING THE OTAY
RANCH.
GOAL: ACHIEVE A BALANCED TRANSPORTATION SYSTEM WHICH EMPHASIZES ALTERNATIVES
TO AUTOMOBILE USE AND IS RESPONSIVE TO THE NEEDS OF RESIDENTS.
The roads and other components of the Freeway Commercial SPA transportation system
described in Chapter III of this SPA Plan provide a range of transportation facilities consistent
with these goals and other provisions of the Otay Ranch GDP.
I. Schools
The Otay Ranch GDP requires the preparation of a School Master Plan for each SPA.
Construction of 900 multi-family dwelling units is planned for FC2. Based on Chula Vista
Elementary School District and Sweetwater Union High School district student generation factors
(student/dwelling unit) used in the Eastern Urban Center (the other portion of Planning Area 12),
there is a need to accommodate approximately 270 elementary students, 81 middle school
students, and 189 high school students, for a total of 540 students.
The Freeway Commercial SPA is located within the Chula Vista Elementary School District
(grades K - 6) and the Sweetwater Union High School District (grades 7 - 12). Adult school
services are found within the existing facilities of the project will be required to pay school fees
to both school districts per existing agreements with each, which shall mitigate any impact the
project may have on schools. However, the Freeway Commercial SPA does not include any
school sites.
To meet the elementary, middle, and high school requirements, students will be accommodated
in existing school facilities. School district boundaries are subject to change. As a result, students
from within the project area will attend specific schools as established by Chula Vista Elementary
School District (Elementary) and Sweetwater Union High School District (Middle, High School).
Demand for adult school facilities will be satisfied within existing facilities in the Sweetwater
Union High School District, until a new facility can be constructed in the Otay Ranch Otay Valley
Parcel on a site reserved pursuant to the Otay Ranch GDP.
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J. Child Care Facilities
The Otay Ranch GDP establishes the following goal for child care facilities:
GOAL: PROVIDE ADEQUATE CHILD CARE FACILITIES AND SERVICES TO SERVE THE OTAY
RANCH PROJECT AREA
The Otay Ranch GDP establishes the following threshold for child care facilities:
Threshold: Identify sites for child care and pre-school facilities adjacent to or as part
of public and private schools, religious assembly uses, village center employment areas,
residential areas, and other locations deemed appropriate.
The City of Chula Vista adopted the Chula Vista General Plan Child Care Element in March
1995. The purpose of the Child Care Element is Ato provide comprehensive policy direction for
the provision of adequate child care facilities necessary to serve existing and future developed
areas in the City in a coordinated and effective manner.
Child care providers may locate within the commercial area to serve employees and residents.
Child care uses may be allowed as a primary or an accessory use. Facility-based (not in a home)
child care may be conducted by non-profit, quasi-public organizations or commercial providers.
In addition, day nurseries, daycare schools or nursery schools are permitted uses in the FC District
(see Chapter III Freeway Commercial SPA PC District Regulations).
The State has adopted regulations related to licensing, application procedures, administrative
actions, enforcement provisions, continuing requirements and physical environment for child day
care and day care centers. All child care facilities within the SPA will need to comply with state,
as well as local regulations.
K. Police & Fire Services
1. Law Enforcement
The Otay Ranch GDP establishes the following goal for law enforcement facilities:
GOAL: PROTECTION OF LIFE AND PROPERTY AND PREVENTION OF CRIME
OCCURRENCE.
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The Otay Ranch GDP also establishes the following threshold for law enforcement services
within urban areas which apply to the Freeway Commercial SPA. Updated GMOC
thresholds, shown in parentheses, have been inserted in the following quote from the Otay
Ranch GDP.
Threshold: Urban Service: Properly equipped and staffed law enforcement units shall
respond to 84 (81) percent of “Priority One” emergency calls within 7 minutes and maintain
an average response time for all “Priority One” emergency calls of 4.5 (5.5) minutes or less.
Urban Service: Properly equipped and staffed law enforcement units shall respond to 62
(57) percent of “Priority Two Urgent” calls within 7 minutes and maintain an average
response time to all “Priority Two” call of 7 (7.5) minutes or less.
The Chula Vista Police Department (CVPD) currently provides police service to the project
site from its existing police facility at 315 Fourth Avenue. Because the commercial and
residential uses proposed in the Freeway Commercial SPA will require law enforcement
services, the project will pay DIF fees to cover the cost for additional police facilities, if
required, as indicated in the PFFP.
2. Fire Protection & Emergency Medical Services
The Otay Ranch GDP establishes the following goal for fire protection facilities and
emergency medical services:
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM LOSS OF LIFE AND PROPERTY DUE TO FIRES
AND MEDICAL EMERGENCIES.
The Otay Ranch GDP also establishes the following threshold for fire protection facilities
and emergency medical facilities in urban communities which applies to the Freeway
Commercial SPA:
Threshold: Provide sufficient fire and emergency services facilities to respond to calls
within the Otay Ranch urban communities within a 7 minute response time in 80% of
the cases.
The project is within the City of Chula Vista and is served by the City of Chula Vista Fire
Department (CVFD). The closest CVFD station to the site is Fire Station Number 7 , located
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at 1640 Santa Venetia, Chula Vista, CA 91914. This station and the other eight fire stations
are shown on Exhibit 25. The Fire Facility Master Plan will provide a 12 station network at
buildout.
The Otay Ranch GDP requires that as a condition of SPA plan approval, the Fire Department
review fuel modification plans. The Draft Brush Management Program, an addendum to the
City of Chula Vista’s Landscape Manual, prepared by the Chula Vista Fire Department was
the basis for information included in the Fuel Modification and Brush Management section
of the SPA One Parks, Recreation, Open Space and Trails Master Plan, which will also be
implemented as applicable in the proposed project.
As a fire prevention measure, all commercial buildings within the commercial center four
stories tall or 40 feet in height will be required to be equipped with fire sprinklers, per City
ordinance.
Emergency medical services are provided by American Medical Response on a contract
basis for the City of Chula Vista, National City and Imperial Beach. There are five South
County paramedic units. Two are located in Chula Vista, two in National City and one unit
serves Imperial Beach. The Otay Ranch Freeway Commercial Center will be served by
these existing emergency service facilities, which will expand as the population of Otay
Ranch increases, and a new facility planned in conjunction with the future fire station in
Village Two.
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EXHIBIT 25, Fire Station Locations
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L. Library Services
The Otay Ranch GDP establishes the following goal for library facilities:
GOAL: SUFFICIENT LIBRARY FACILITIES TO MEET THE INFORMATION AND EDUCATION NEEDS
OF OTAY RANCH RESIDENTS.
The Otay Ranch GDP establishes the following threshold for library facilities:
Threshold: 500 square feet (gross) of adequately equipped and staffed regional library
facilities per 1,000 population.
The Otay Ranch Facility Implementation Plan calls for the location of an approximately 36,750
square foot “main” library in the Eastern Urban Center and/or one or more village libraries,
reducing the size of the main library in the EUC.
Library services are provided by the City of Chula Vista as described by the City Library Master
Plan. Using the threshold of 500 square feet of adequately equipped and staffed regional library
facilities per 1,000 residents, the population of Freeway Commercial SPA generates a demand
for approximately 834 square feet of library facilities. The demand for library facilities generated
by the build out of Freeway Commercial SPA will be satisfied through participation in the City’s
Public Facilities Development Impact Fee Program as identified in the PFFP.
M. Community Purpose Facilities (CPF)
The Otay Ranch GDP establishes the following goal for community and regional purpose
facilities.
GOAL: DESIGNATE AREAS WITHIN THE OTAY RANCH PROJECT AREA FOR RELIGIOUS,
ANCILLARY PRIVATE EDUCATIONAL, DAY CARE, BENEVOLENT, FRATERNAL, HEALTH, SOCIAL
AND SENIOR SERVICES, CHARITABLE, YOUTH RECREATION FACILITIES, AND OTHER COUNTY
REGIONAL SERVICES.
The Otay Ranch GDP establishes the following threshold for community and regional purpose
facilities:
Threshold: Implement a Community Purpose Facility zone and a Regional Purpose
Facility zone to provide land for religious, day care, health, social, and senior and youth
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recreation facilities.
The Otay Ranch GDP establishes the following SPA processing requirement for community and
regional purpose facilities.
• Specific acreage requirements identified and land designated for Community Purpose
Facility and Regional Purpose Facility uses. (Land Plan)
The City of Chula Vista Community Purpose Ordinance requires that new planned communities
identify 1.39 acres of net usable land per 1,000 proposed residents for community purpose
facilities. The build-out population will require approximately 3.24 acres of CPF uses. These
uses will be provided on site, or in adjacent villages. CPF uses may include gathering areas,
meeting rooms, recreational facilities, that are consistent with the mix of uses proposed provided
in hotels or recreation spaces on site. If the final design of land uses that can accommodate CPF
uses on-site, or in adjacent villages, are insufficient to satisfy the requirements of CVMC
19.48.025, then off-site facilities shall be identified prior to approval of the final permit. Exhibit
25 shows an off-site CPF site in Village 7 that could be used to satisfy the CPF requirement.
The Regional Purpose Facility zone is expected to be implemented in the Eastern Urban Center
SPA where regional purpose facilities are to be clustered per the Otay Ranch GDP.
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EXHIBIT 26, Off-Site CPF Location in Village 7