HomeMy WebLinkAboutAgenda Packet- PCRV_May26_2021
Date:May 26, 2021
Time:6:00 p.m.
Location:Council Chambers, 276 Fourth Avenue, Chula Vista, CA
PLEASE NOTE THAT, PURSUANT TO THE GOVERNOR OF THE STATE OF CALIFORNIA'S
EXECUTIVE ORDER N-29-20, AND IN THE INTEREST OF THE PUBLIC HEALTH AND SAFETY,
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Pages
1.CALL TO ORDER
2.ROLL CALL
Commissioners Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker and Chair
Gutierrez
3.PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
4.PUBLIC COMMENTS
Persons may address the Commission on any subject matter within the
Commission’s jurisdiction that is not listed as an item on the agenda. State law
generally prohibits the Commission from discussing or taking action on any
issue not included on the agenda, but, if appropriate, the Commission may
schedule the topic for future discussion or refer the matter to staff. If you wish to
comment, please submit comments electronically at:
www.chulavistaca.gov/virtualmeetings.
5.PUBLIC HEARINGS
The following item(s) have been advertised as public hearing(s) as required by
law. If you wish to comment on one of these items, you may do so at
www.chulavistaca.gov/virtualmeetings.
5.1.Proposed Amendments to Otay Ranch Village 3 to Include the “Flatrock”
Parcel and Rezone Three Parcels of Land to Residential Uses
5
Environmental Notice: The Project was adequately covered in previously
adopted final Environmental Impact Reports (FEIRs) for the University
Villages EIR (FEIR 13-01) (SCH #2013071077) and Otay Ranch Village
2, 3 and a Portion of 4 EIR (FEIR02-02) (SCH #2003091012), and only
minor technical changes were required; therefore a Second Addendum to
FEIR 13-01 has been prepared.
5/26/2021 PC Agenda Page 2 of 1005
Staff Recommendation:
Conduct a public hearing and adopt the following resolutions:
A. Adopt a resolution recommending City Council consider an
addendum to Final Environmental Impact Report (FEIR) 13-01 (IS20-
0003);
B. Adopt a resolution recommending City Council approve amendments
to the Chula Vista General Plan
(MPA20-0018) and the Otay Ranch General Development Plan (MPA20-
0019);
C. Adopt a resolution recommending City Council approve amendments
to the Village 3 North and a Portion of Village 4 Sectional Planning Area
(SPA) Plan (MPA20-0017), to expand the boundary of the SPA to include
parcel R-20 (a.k.a. “FlatRock” parcel) and rezone three parcels from
professional & office, medium residential and light industrial to “High
Residential”, “Medium-High Residential”, and “Medium-High Residential”,
respectively, redistribute residential unallocated, unused and transfer
units (418 units) among Village 3 parcels, relocate the on-site water
quality/hydromodification basin on Parcel R-20, and an amendment to
the Village 9 SPA to transfer 41 residential units from Village 9 to
Village 3;
D. Adopt a resolution recommending City Council approve Tentative
Subdivision Map CVT20-0004 for Parcel R-19 (PCS20-0004);
E. Adopt a resolution recommending City Council approve Tentative
Subdivision Map CVT20-0005 for Parcels R-6 & R-20 (PCS20-0005);
F. Adopt a resolution recommending City Council approve an
amendment to Tentative Subdivision Map CVT 20-0006, to remove 41
residential units from Village 9 (PCS20-0006);
G. Adopt a resolution recommending City Council approve amendments
to the Master Precise Plan for Village 3 (MPA21-0008); and
H. Adopt a resolution recommending City Council approve amendments
to two Development Agreements for Village 3 (MPA21-0013).
6.ACTION ITEMS 999
The Item(s) listed in this section of the agenda will be considered individually by
the Commission and are expected to elicit discussion and deliberation. If you
wish to comment on one of these items, you may do so at
www.chulavistaca.gov/virtualmeetings.
5/26/2021 PC Agenda Page 3 of 1005
6.1.Approval of Meeting Minutes 1002
Staff Recommendation:
Approve the minutes dated: April 28, 2021
OTHER BUSINESS
7.STAFF COMMENTS
8.CHAIR'S COMMENTS
9.COMMISSIONERS' COMMENTS
10.ADJOURNMENT
to the regular meeting on June 9, 2021 at 6:00 p.m.
Materials provided to the Planning Commission related to any open-session
item on this agenda are available for public review by contacting the
Development Services Department at pc@chulavistaca.gov.
5/26/2021 PC Agenda Page 4 of 1005
Item: __5.1_____
Meeting Date: 5/26/21
ITEM TITLE
Proposed Amendments to Otay Ranch Village 3 to include the “FlatRock” parcel and rezone three
parcels of land to residential uses, resulting in an increase from 1,597 to 1,638 permitted residential
units.
Location: Otay Ranch Village 3
Environmental Notice: The Project was adequately covered in previously adopted final
Environmental Impact Reports (FEIRs) for the University Villages EIR (FEIR 13-01) (SCH
#2013071077) and Otay Ranch Village 2, 3 and a Portion of 4 EIR (FEIR02-02) (SCH #2003091012),
and only minor technical changes were required; therefore a Second Addendum to FEIR 13-01 has
been prepared.
Recommended Action
Conduct a public hearing and:
A) Adopt a resolution recommending City Council consider an addendum to Final
Environmental Impact Report (FEIR) 13-01 (IS20-0003);
B) Adopt a resolution recommending City Council approve amendments to the Chula Vista
General Plan (MPA20-0018) and the Otay Ranch General Development Plan (MPA20-0019);
C) Adopt a resolution recommending City Council approve amendments to the Village 3 North
and a Portion of Village 4 Sectional Planning Area (SPA) Plan (MPA20-0017), to expand the
boundary of the SPA to include parcel R-20 (a.k.a. “FlatRock” parcel) and rezone three parcels
from professional & office, medium residential and light industrial to “High Residential”,
“Medium-High Residential”, and “Medium-High Residential”, respectively, redistribute
residential unallocated, unused and transfer units (418 units) among Village 3 parcels,
relocate the on-site water quality/hydromodification basin on Parcel R-20, and an
amendment to the Village 9 SPA to transfer 41 residential units from Village 9 to Village 3;
D) Adopt a resolution recommending City Council approve Tentative Subdivision Map CVT20-
0004 for Parcel R-19 (PCS20-0004);
E) Adopt a resolution recommending City Council approve Tentative Subdivision Map CVT20-
0005 for Parcels R-6 & R-20 (PCS20-0005);
F) Adopt a resolution recommending City Council approve an amendment to Tentative
Subdivision Map CVT 20-0006, to remove 41 residential units from Village 9 (PCS20-0006);
5/26/2021 PC Agenda Page 5 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 2
G) Adopt a resolution recommending City Council approve amendments to the Master Precise
Plan for Village 3 (MPA21-0008); and
H) Adopt a resolution recommending City Council approve amendments to two Development
Agreements for Village 3 (MPA21-0013).
SUMMARY
In May 2020, the City received an application from HomeFed Village III Master, LLC/Flatrock Land
Company, LLC (the “Applicant”) requesting amendments to the existing approvals for Otay Ranch
Village 3. The request includes expanding the current boundary of the Village 3 North Sectional
Planning Area Plan boundary to include a 48.6-acre parcel known as the “FlatRock” parcel located at
the southeast corner of Heritage Road and Main Street, which is currently entitled as an 11.3-acre
industrial site. The Applicant proposes the following land use changes: change the FlatRock parcel
from industrial to residential; change the Village 3 R-19 office parcel to residential; and increase the
residential density on the Village 3 R-6 residential parcel. In addition, the Applicant proposes to
transfer 41 approved units from Otay Ranch Village 9 to Village 3, increasing the current approved
Village 3 unit allocation from 1,597 to 1,638, without creating any new units in Otay Ranch.
ENVIRONMENTAL REVIEW
The City’s Director of Development Services has reviewed the Project for compliance with the
California Environmental Quality Act (CEQA) and determined that the Village 3 Project is
substantially covered in the previously certified Final Environmental Impact Reports for the
University Villages EIR (FEIR 13-01) (SCH #2013071077) and that the FlatRock parcel is
substantially covered in the Otay Ranch Village 2, 3 and a Portion of 4 EIR (FEIR02-02) (SCH
#2003091012), that only minor technical changes or additions to FEIR 13-01 are necessary, and that
none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the
preparation of a subsequent document have occurred; therefore, the Director of Development
Services has caused the preparation of an Addendum to FEIR 13-01 (IS20-0003) for consideration.
HOUSING IMPACT STATEMENT
The proposed land use changes would result in an increase in the authorized residential units in Otay
Ranch Village 3 from 1,597 to 1,638 by transferring 41 previously approved units from Village 9 to
Village 3; however, there will be no net change in the overall authorized number of housing units in
the Otay Ranch General Development Plan (GDP) units, (39,476 residential units).
Otay Ranch Village 3 has an existing affordable housing agreement to provide 128 affordable units
based on an anticipated build out of 1,265 units (consisting of 63 moderate-income units and 64 low-
income units). To date, 30 moderate income units were provided within the Village 3 Mixed-Use site
(Residences at Escaya), and 64 low-income units and 33 moderate-income units were transferred
from Village 3 to Village 8 pursuant to the Affordable Housing Transfer Agreement (Doc # 2016-
0700047). The transferred Village 3 low and moderate-income unit obligation has been satisfied
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Planning Commission
Date: May 26, 2021
Item ____ Page No. 3
within Village 8 West pursuant to the that Declaration of Covenants, Conditions & Restrictions (175-
unit Otay Ranch Apartments) recorded as Doc #2020-0817950 with the County of San Diego
Recorder’s Office.
Assuming approval of this item, authorizing up to 1,638 units (41 transferred units from Village 9 to
Village 3 and reallocation of unused units in Village 3 over the prior affordable housing agreement),
the total outstanding affordable housing obligation remaining will be 19 moderate-income and 19
low-income units, as summarized in Table 1 below.
Table 1
Affordable Housing Summary
Description
Moderate-
Income Units
Low-Income
Units
Total Affordable
Units
Original Village 3 Obligation 63 64 128*
Village 3 Mixed Use Site -30 0 -30
Transfer to Village 8 -33 -64 -97
New Village 3 Obligation 82 82 164
Remaining Village 3 Obligation 19 19 38
*Based on anticipated build out of 1,265 units.
The Applicant shall be required to enter into an amended Balanced Communities Affordable Housing
Agreement (Otay Ranch Village 3) to address this remaining Village 3 affordable housing obligation
prior to issuance of a final map for Parcels R-6, R-19 or R-20, whichever map comes first.
DISCUSSION
Otay Ranch Village 3 (“V3” or “Escaya”) is located along Main Street and Heritage Road, east of the
Otay Landfill, north of the Amphitheatre and Aquatica facilities and south of Otay Ranch Village 2
(Attachment 1, Locator Map).
V3 was approved on December 2, 2014 by Chula Vista City Council (Resolution No. 2014-234) as the
Village 3 North and a Portion of Village 4 Sectional Planning Area (SPA) Plan and subsequent
amendments were approved on December 6, 2016 (Resolution No. 2016-254). The approval
authorized 1,597 residential units and a mix of commercial, office and industrial uses, as summarized
in Table 2.
Due to ownership at the time of original approvals, the parcel known as the “FlatRock” property
located at the southeast corner of Heritage Road and Main Street was not included in the 2014
approvals but rather was included in the Villages 2, 3 and a portion of Village 4 SPA Plan approved
by the City Council in 2006 and is currently authorized as an 11.3-acre industrial site. A summary of
5/26/2021 PC Agenda Page 7 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 4
all actions related to parcels subject of this hearing can be found as an attachment (Attachment 2,
Summary of Prior Approvals).
V3 is mostly built out or under construction, and only a few industrial parcels located west of Heritage
Road and the parcels subject of this hearing remain vacant. In addition, all of the amenities within
the Escaya development have been built or are under construction, however due to COVID-19 some
amenities are not currently open for resident use. The portion of Village 4 (V4) covered by this SPA
contains open space and a future community park, however no changes are proposed to V4 via this
amendment. A summary of the development status of all land uses is provided in Table 2.
Table 2
Existing Entitlements & Development Status
Land Use
2016 SPA
Land
Uses/2006
FlatRock
Development Status
Acres Units
Village 3:
Single Family 123.7 1,002 76 – Haciendas by Brookfield Residential
130 – Prado by Brookfield Residential
77 – Castellena by Lennar Homes
118 – Valencia by Lennar Homes
135 – Seville by Shea Homes
122 – Sierra by Shea Homes
111 – Indigo by Lennar Homes
44 – R-6 partially graded/vacant
189 – Unallocated SF Units
Multi-family 13.5 317 179 – Strata/Flora by Brookfield Residential &
Shea Homes
138 – Unallocated MF Units
Residential Mixed Use 9.0 278 272 Apartments – The Residences at Escaya –
fully leased
20,000 SF Commercial/Retail – constructed and
leasing underway
Professional & Office
Commercial 8.3 Graded/vacant
Community Purpose Facility 2.7 Harvest Wellness Center (gym) – Opened 2019
The Orchard Swim Club (3,700 square feet of
clubhouse amenities) – Opened 2019
5/26/2021 PC Agenda Page 8 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 5
Land Use
2016 SPA
Land
Uses/2006
FlatRock
Development Status
Acres Units
10,000 SF Community Purpose Facility –
building constructed – vacant
Research & Limited Industrial 29.3 Chevron Gas Station and Convenience Store –
Opened 2020
127,000 SF Self-Storage Facility – opening April
2021
Park 25.9 8.1 AC Neighborhood Park – under construction
– open Summer 2021
17.8 AC Portion of Future Otay Ranch North 70-
acre Community Park (future City CIP)
School 8.3 K-6 Elementary School under construction –
Opening Summer 2022
Open Space Preserve 157.2 Otay Ranch Resource Management Plan
Preserve
Open Space 40.1 Slopes, Water Quality Basins/Private Open
Space (Paseo, Dog Park, trails, etc.) fully
constructed
Internal Circulation 16.2 Internal Streets constructed
External Circulation 18.0 Heritage Road phased opened 2017/Portion of
future Main Street
Subtotal 436.0 1,597
FlatRock:
Research & Limited Industrial
11.3
Otay Ranch Resource Management Plan
Preserve
Open Space Preserve 29.8 Future Slopes, Water Quality Basin
Open Space 4.5 Portion of Future Main Street
Circulation
3.0
Otay Ranch Resource Management Plan
Preserve
Subtotal 48.6
TOTAL 484.6 1,597
Necessity of Amendments
The Applicant has evaluated the viability of the office use on parcel R-19 and has unsuccessfully
marketed the site to potential office developers since acquiring the V3 property in 2015. There have
been no offers to purchase from potential office developers and the site remains graded but vacant.
As presented in the Otay Ranch Village 3 Market Analysis of Industrial and Office Uses, prepared by
5/26/2021 PC Agenda Page 9 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 6
HR&A Advisors (2021), there is a surplus of office accommodating land uses within the City beyond
anticipated demand through 2050, making this isolated office site less attractive than other sites
within the City. Further, the Applicant has evaluated the viability of the FlatRock parcel as an
industrial use. When originally entitled in 2006, the FlatRock parcel was part of the 176-acre V3
Business Park. When the City approved the 2014 plan for V3, a 29.3 acre industrial Business Park
was approved within the northern portion of V3. The FlatRock Parcel was not part of the 2014
project, and it retained the industrial land use designation but is not contiguous to the remaining V3
Business Park. The isolated location makes it much less attractive to a potential business park
developer. The Otay Ranch Village 3 Market Analysis of Industrial and Office Uses, prepared by HR&A
Advisors (2021), determined that the City has a surplus of industrial lands, beyond anticipated
demand through 2050. By providing additional moderately priced homes as well as apartment
homes in V3, this project will help meet the region’s current unmet need for housing.
Compliance with Council Policy No. 400-02 (Public Participation)
A virtual Community Meeting was held by the Applicant on March 3, 2021 via Zoom. The City’s
project manager attended the meeting along with over 60 members of the public. Residents asked
various questions related to the Escaya Homeowners Association, preserve lands south of Main
Street and amenities within Escaya. The main concern was over the addition of R-20 to the village
and residents indicating that they were not aware this parcel was already approved for any type of
development, but rather thought it was preserve land. All residents/owners within V3, as well as
surrounding residents/owners within 500 feet and Homeowners Associations within 1,500 feet of
V3 were notified of the Community Meeting and of the hearing tonight.
Proposed Amendments & Analysis
The proposed amendments include expanding the V3 SPA boundary to include the FlatRock parcel,
an approximately 48.6-acre area, south of Main Street (Village 3 South) which results in a 484.6-acre
SPA Plan area. In addition, the proposed revisions would change the land use designations on three
parcels:
- Parcel R-19 (APN # 644-061-10-00 and 644-061-11-00. 8.5 acres) from Professional & Office to
224 units High Residential;
- Parcel R-6 (APN # 644-062-01-00 through 644-062-47-00. 8.72 acres) from Medium Residential
to 78 units Medium-High Residential; and
- Parcel R-20 (APN # 644-060-13-00. 48.6 acres) from Limited Industrial to 116 units Medium-
High Residential.
The actions would increase the authorized units in V3 by transferring 41 multi-family units
previously approved in Village 9 to V3 and allocating the 377 unallocated and unused V3 units to the
three multi-family parcels within V3, resulting in no overall increase of units within Otay Ranch. The
total authorized residential units within V3 would increase from 1,597 to 1,638 dwellings, as
summarized in Table 3.
5/26/2021 PC Agenda Page 10 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 7
Table 3
Land Use Entitlements vs. Proposed Amendments
2016 SPA Land
Uses/2006
FlatRock
2020 Proposed
Project Land Uses
Approved vs.
Proposed Land Uses
Land Use Acres Units Acres Units Acres Units
Village 3:
Residential Medium 123.7 1,002 118.3 769 -5.4 -233
Residential Medium High 13.5 317 19.1 257 +5.6 -60
Residential High 0 0 8.3 224 +8.3 +224
Residential Mixed Use 9.0 278 9.0 272
-6
Professional & Office
Commercial 8.3 0 -8.3
Community Purpose
Facility
2.7 2.7
Research & Limited
Industrial
29.3 29.3
Park 25.9 25.9
School 8.3 8.3
Open Space Preserve 157.2 157.2
Open Space 40.1 40.1
Circulation 18.0 18.0
Subtotal 436.0 1,597 436.0 1,522 -75
FlatRock:
Research & Limited
Industrial 11.3 -11.3
Residential Medium-
High 10.9 116 +10.9 +116
Open Space Preserve 29.8 29.8 0 0
Open Space 4.5 4.9 0 -0.4
Circulation 3.0 3.0 0
Subtotal 48.6 48.6 116 0 +116
TOTAL 484.6 1,597 484.6 1,638 0 +41
Addendum to FEIR 13-01
The Final Environmental Impact Report (FEIR 13-01) for the University Villages (University Villages
EIR) was certified by the Chula Vista City Council in December 2014. The FEIR contains a
comprehensive disclosure and analysis of potential environmental effects associated with the
implementation of V3.
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Planning Commission
Date: May 26, 2021
Item ____ Page No. 8
The 2021 Addendum identifies all changed circumstances within the Project and provides the
proposed modifications that were not analyzed in the FEIR (Attachment 3, Addendum to
Environmental Impact Report EIR 13-01). As depicted in Table 3, prior approvals provided a larger
number of single-family housing. The shift of over 200 units from single family to residential
high/medium units decreases anticipated household size, thereby lowering impacts to schools, traffic
and other facilities.
Specific to traffic, the proposed Project would result in a decrease in daily external trip generation of
approximately 6,691 trips due to the changes in land use. The travel behavior of the Project would
be similar to that previously analyzed as part of the FEIR.
The City has determined that the proposed changes will result in only minor technical changes or
additions, with no new impacts or no more severe impacts than any that were disclosed in FEIR 13-
01, so the City has prepared an addendum, pursuant to CEQA Guidelines Section 15164.
Chula Vista General Plan (GP) and Otay Ranch General Development Plan (GDP) Amendments
The Chula Vista GP identifies V3 as being a mixed-use village, comprised of single family residential,
multi-family residential, mixed use residential, mixed use commercial, office and other village-
serving uses. The Otay Ranch GDP currently authorizes the uses as designated in Table 2.
The Applicant’s proposed amendments will remain consistent with the Chula Vista General Plan’s
Land Use & Transportation, Economic Development, Housing, Public Facilities & Services,
Environmental and Growth Management objectives and policies (Attachment 4, Chula Vista General
Plan Amendment Justification Report). The Project remains consistent with the Otay Ranch GDP land
use goals and objectives of integration and compatibility within the village and with adjacent
communities and natural resources (Attachment 5, Otay Ranch General Development Plan
Amendment Report).
In order to analyze the impact of industrial and office land use conversion to other uses within the
City, the City contracted with HR&A to provide an analysis of industrial and office uses (Attachment
4, Appendix C - “Village 3 Market Analysis of Industrial and Office Use”). The study summarizes the
existing land available for office and industrial uses and provides an overview of the south bay region
market, future demand for such uses and resulting anticipated surplus or deficit within Chula Vista.
This effort included an extensive examination at a parcel level of the existing land uses within the
City that could potentially be developed for industrial or office use based on current zoning, as well
as environmental and developable land considerations.
The HR&A report summarizes that the City has enough developable land to accommodate the
projected industrial demand with a surplus of 190 to 311 acres of vacant developable industrial land
remaining after 2050. The HR&A Report also concluded that the City has enough land to
accommodate the projected office demand with a surplus of 381 to 653 acres of vacant office-
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Planning Commission
Date: May 26, 2021
Item ____ Page No. 9
accommodating land remaining after 2050, using a conservative assumption of the density of future
office development.
SPA Plan Amendments (MPA20-0017)
The adopted SPA Plan, approved in December 2014, established the vision for V3 and a Portion of V4
and defined the land use character and mix of uses, design criteria, circulation system, and public
infrastructure requirements for the Project.
The SPA is now being amended in order to expand the SPA boundary to include the approximately
48.6-acre FlatRock parcel, located south of Main Street (Village 3 South) which results in a 484.6-acre
SPA Plan area, and further change the land use designations on three parcels as follows:
1) Parcel R-19 from Professional & Office to 224 units High Residential (APN # 644-061-10-00
and 644-061-11-00);
2) Parcel R-6 from Medium Residential to 78 units Medium-High Residential (APN # 644-062-
01-00 through 644-062-47-00); and
3) Parcel R-20 from Limited Industrial to 116 units Medium-High Residential (APN # 644-060-
13-00) (Project). (Attachment 6, Village 3 and a Portion of Village 4 SPA Plan Amendment and
Attachment 6a, SPA Planned Community District Regulations).
Amendments to the Village 9 SPA and associated Tentative Map would revise the Village 9 Site
Utilization Table to reduce the multi-family units within the Urban Center land use category from
1,912 to 1,871 DUs and reduce the total authorized units in Village 9 from 4,000 to 3,959 dwelling
units (MPA20-0017 and PCS20-0006).
The following appendices to the Village 3 and a Portion of Village 4 SPA would also be updated
(Attachment 6b, SPA Appendices):
Public Facilities Financing Plan (PFFP) and Fiscal Impact Analysis
Due to the changes proposed, a Supplemental PFFP and Updated Fiscal Impact Analysis were
prepared.
The Supplemental Public Facility Finance Plan (Supplemental PFFP) addresses changes to the
public facility needs associated with the amendments. The original PFFP was prepared
consistent with the requirements of the Chula Vista Growth Management Program and
Chapter 9 of the Otay Ranch GDP. The original PFFP prepared in 2014 and amended in 2016
remains intact.
The preparation of the Supplemental PFFP is required in conjunction with the preparation of
the SPA Plan Amendment for the Project to ensure that the phased development of the Project
is still consistent with the overall goals and policies of the Chula Vista Genera Plan (CVGP),
the City’s Growth Management Program, and the Otay Ranch GDP to ensure that the
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Planning Commission
Date: May 26, 2021
Item ____ Page No. 10
development of the Project will not adversely impact the City’s Quality of Life Threshold
Standards.
The Supplemental PFFP is based on the updated phasing and Project information presented
in the proposed 2021 GP, GDP, and Village 3 and a Portion of Village 4 SPA Amendments. The
Applicant prepared technical analyses to supplement the technical reports associated with
the original Project approvals and 2014 PFFP, to determine whether the Project’s proposed
amendments resulted in any changes to financing, constructing or maintaining public
facilities within Village 3 and a Portion of Village 4. The technical analyses and updates
demonstrate that the proposed changes to the Project do not result in changes to Mitigation
Measures, Conditions of Approval or Thresholds established in the 2014 PFFP.
The Village 3 and a Portion of Village 4 Fiscal Impact Analysis was also updated in March
2021. The fiscal model assumed full build out of 769 single-family units, 597 multi-family
units, and 272 multi-family residential units and 20,000 SF of commercial in a mixed-use
setting; 8.3 acres for a school; 29.3 acres of industrial land use; 2.7 acres of Community-
Purpose Facilities (CPF); 25.9 gross acres of parkland; and 27.5 acres of open space. The
results generated from the fiscal model meet the requirements of Chula Vista Municipal Code
(CVMC) 19.09.040 and demonstrate that the proposed Project will generate a fiscal surplus
in all years.
The Supplemental PFFP and updated FIA show that the Project meets the regulatory
documents’ growth management policy objectives.
Design Plan
The Village 3 Design Plan guides planning and development by defining intended character
and design elements of the village. It provides guidance for developers and designers in
creating the village. Minor amendments to reflect the proposed changes were made to the
original Design Plan.
Air Quality Improvement Plan
Changes have been made to the Air Quality Improvement Plan (AQIP) consistent with the
City’s Growth Management Program. The revised AQIP reflects changes in the Village 3 and
a Portion of Village 4 SPA plan and changes in Building and Energy Codes. Code references
and greenhouse gas reduction measures have been updated, but changes proposed with the
Project do not result in changes to the 2014/2016 PFFP.
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Planning Commission
Date: May 26, 2021
Item ____ Page No. 11
Non-Renewable Energy Conservation Plan
Changes have been made to the Non-Renewable Energy Conservation Plan to reflect the
changes in the Village 3 and a Portion of Village 4 SPA plan and to Building and Energy Codes.
None of the proposed changes to the Non-Renewable Energy Conservation Plan result in
changes to the 2014/2016 PFFP.
Preserve Edge Plan
Changes are proposed to the Preserve Edge Plan, including the minor reconfiguration of lots
and land uses along the Preserve Edge adjacent to the parcels subject to the amendments.
The revised Tentative Maps maintain the required 100-foot Preserve Edge within the Village
3 development footprint outside of the Preserve. None of the proposed changes to the
Preserve Edge Plan result in changes to the 2014/2016 PFFP.
Water Conservation Plan
Minor changes have been made to the Water Conservation Plan to reflect the changes in the
Village 3 and a Portion of Village 4 SPA Plan. Although an increase in residential units is
proposed, due to a lower irrigation demand factor (per Otay Water District), the net effect is
a reduction in projected water use by approximately 17 percent compared to the 2016 SPA
Amendment. None of the proposed changes to the Water Conservation Plan result in changes
to the 2014/2016 PFFP.
Fire Protection Plan
An amendment has been provided to the 2014 Fire Protection Plan (FPP). The Fire Protection
Plan amendment reflects the changes in the Village 3 and a Portion of Village 4 SPA plan the
findings of the 2014 FPP remain applicable and valid with some minor changes. The 100’ Fuel
Modification Zones will remain the same throughout the V3 Project area, however, the
addition of a minimum 100-foot wide fuel modification zone around Parcel R-20 is proposed
based on the results of the recent fire behavior models. None of the proposed changes to the
Fire Protection Plan result in changes to the 2014/2016 PFFP.
Affordable Housing Plan
Minor amendments to the Affordable Housing Plan are proposed, to reflect changes to the
Village 3 and a Portion of Village 4 SPA plan, the increase in residential units, and changes to
Housing Policies in the City of Chula Vista and the State of California. None of the proposed
changes to the Affordable Housing Plan result in changes to the 2014/2016 PFFP.
Tentative Maps for Parcels R-19, R-6 & R-20 (PCS20-0004 & PCS20-0005)
The subject Tentative Maps (the “TMs”) identify lot numbers, gross acreage, land use, and allocate
residential units for each parcel. The TMs also provide notes for condominiums, fuel modification
zones, waivers, etc. Street sections and street layouts ensure construction of the pedestrian, bicycle
5/26/2021 PC Agenda Page 15 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 12
and transit-friendly complete streets envisioned in the SPA Plan (Attachment 7, R-19 Tentative Map
and Attachment 8, R-6 & R-20 Tentative Map).
Tentative Map for Village 9 (PCS20-0006)
The subject Tentative Map has been updated to reflect changes to the lotting table to reduce the
approved units on Lot D to 407, reducing the overall Village 9 approved units from 4,000 to 3,959
dwelling units (Attachment 9, Village 9 Tentative Map).
Village 3 Master Precise Plan (MPA21-0008)
The Master Precise Plan (MPP) provides design guidelines that establish a framework for creating a
Village that promotes healthy and active lifestyles, diverse housing choices, and opportunities for a
high-quality of living while providing the tools to enable flexibility for future growth. It links
approved policies and land use designations of the SPA Plan with subsequent project-level approvals
within the Village 3 Planning Area. The MPP coordinates the interaction and spatial relationships
between buildings, structures, landscaping, and public spaces and activities while providing a unified
design theme for signage, lighting and street furniture to implement the SPA’s vision of a pedestrian
friendly destination (Attachment 10, Master Precise Plan).
Village 3 Development Agreements (MPA21-0013)
The amendments cause the need to update two Development Agreements, as follows:
Second amendment to restated and amended pre-annexation
development agreement
In March 1997 the City entered into a Development Agreement with HomeFed Village III
Master, LLC and HomeFed Otay Land II, LLC by Ordinance No. 2700 (City Clerk Document No.
C097-014). On January 14, 2015, the First Amendment to this agreement was recorded as
Document No. 2015-0015682 with the San Diego County Recorder’s Office. This second
amendment proposes to update Section 2 of the Owner’s Financial Contribution, based upon
the current amendment requests (Attachment 11a, Development Agreements).
Second amendment to restated and amended pre-annexation
development agreement
In May 1997 the City entered into a Development Agreement with Otay Land Company, LLC
and HomeFed Village 8, LLC recorded on May 12, 1997, as Document No. 1997-0219970 with
the San Diego County Recorder's Office. On October 15, 2014, the First Amendment to this
agreement was recorded as Document No. 2014-0446474 with the San Diego County
Recorder’s Office. This second amendment proposes to update the date of the “Term” in
Section 3, based upon the current amendment requests (Attachment 11b, Development
Agreements).
5/26/2021 PC Agenda Page 16 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 13
Conclusion
Within V3, the proposed integrated land uses and development intensities directly implement the
provisions of the City’s GP and the Otay Ranch GDP that foster Smart Growth. The proposed Project
provides all of the public facilities required by the Otay Ranch GDP. The rezoning of the office and
industrial land to residential use do not significantly impact the city’s ability to meet the demand for
such uses in the long-term and the FlatRock parcel (R-20) does not align with the city’s current plan
for clustering of industrial uses. A summary of the Otay Ranch Village 3 and Village 9 amendments
is included (Attachment 12, Errata Sheet).
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 1,000 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present a disqualifying real property-related financial
conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8), for
purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware, and has not been informed by any Planning Commission member,
of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter.
FISCAL IMPACT
Based on the adjusted Fiscal Model, the proposed Project is estimated to generate between
approximately $600,000 and $1.2 million per year in net City municipal revenues during the first 20
years of operation and a cumulative total net revenue of approximately $17.4 million over the same
period as summarized in Table 4, when compared with the current land use.
Table 4
Summary of Net Fiscal Revenue of Proposed Project vs. Existing Land Uses
(Adjusted Annual Net Fiscal Revenue)
Year Proposed Project Existing Land Uses Difference
1 $ 602,744 $ 648,067 $ (45,323)
2 686,965 629,687 57,278
3 708,271 637,246 71,025
4 684,234 623,382 60,852
5 667,991 618,211 49,780
6 636,487 597,726 38,761
7 639,136 613,226 25,910
8 762,606 752,868 9,738
9 829,273 774,336 54,937
10 861,082 796,868 64,214
11 874,744 810,258 64,486
12 888,157 823,527 64,630
5/26/2021 PC Agenda Page 17 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 14
(Adjusted Annual Net Fiscal Revenue)
Year Proposed Project Existing Land Uses Difference
13 901,296 836,659 64,637
14 912,179 848,187 63,992
15 922,645 859,474 63,171
16 1,100,472 1,040,755 59,717
17 1,162,362 1,130,775 31,587
18 1,182,697 1,162,243 20,454
19 1,195,931 1,256,381 (60,450)
20 1,208,682 1,289,714 (81,032)
TOTAL $ 17,427,955 $ 16,749,589 $ 678,366
ATTACHMENTS
1. Locator Map
2. Summary of Prior Approvals
3. Addendum to Environmental Impact Report EIR 13-01
4. Chula Vista General Plan Amendment Justification Report
5. Otay Ranch General Development Plan Amendment Report
6. Village 3 and a Portion of Village 4 SPA Plan Amendment
a. SPA Planned Community District Regulations
b. SPA Appendices
7. R-19 Tentative Map
8. R-6 & R-20 Tentative Map
9. Village 9 Tentative Map
10. Village 3 and a Portion of Village 4 Master Precise Plan
11. Development Agreements
12. Errata Sheet
ENCLOSURES
A. Planning Commission Resolution IS20-0003
B. Planning Commission Resolution MPA20-0018 & MPA20-0019
C. Planning Commission Resolution MPA20-0017
D. Planning Commission Resolution PCS20-0004
E. Planning Commission Resolution PCS20-0005
F. Planning Commission Resolution PCS20-0006
G. Planning Commission Resolution MPA21-0008 Master Precise Plan
H. Planning Commission Resolution MPA21-0013 Development Agreement Amendments
I. Draft City Council Addendum Resolution
J. Draft City Council GPA and GDP Resolution
K. Draft City Council V3 & a Portion of V4 and V9 SPA Plan Resolution
5/26/2021 PC Agenda Page 18 of 1005
Planning Commission
Date: May 26, 2021
Item ____ Page No. 15
L. Draft City Council V3 R-19 TM Resolution
M. Draft City Council V3 R-6 & R-20 TM Resolution
N. Draft City Council V9 TM Resolution
O. Draft City Council V3 Master Precise Plan Resolution
P. Draft City Council Development Agreement Amendments Ordinance
Staff Contact: Stacey Kurz, Project Manager
5/26/2021 PC Agenda Page 19 of 1005
Attachment 1
Locator Map
5/26/2021 PC Agenda Page 20 of 1005
Attachment 2
Summary of Prior Approvals
Planning Document City Approval
Date
Summary Village 3
North
FlatRock
Parcel
Otay Ranch General
Development Plan
October 28,
1993
Identified villages and
planning areas and
associated land uses as
well as development
and preserve areas for
entire Otay Ranch
X X
City of Chula Vista MSCP
Subarea Plan
February 2003 Established hard-line
MSCP Preserve
boundary consistent
with Otay Ranch GDP
X X
Otay Ranch Village 2, 3 and
a Portion of Village 4 SPA
Plan
May 23, 2006 Established industrial
land uses within Village
3 (North and FlatRock
Parcel)
X X
Otay Ranch Village 3 North
and a Portion of Village 4
SPA Plan
December 2,
2014
Established Village 3
North as a mixed-use
village with a mixed-use
village core (commercial,
office, residential) and
industrial uses adjacent
to the Otay Landfill.
Excluded FlatRock Parcel
X
1st Amendment to Village 3
North and a Portion of
Village 4 SPA Plan
December 6,
2016
Modified distribution of
land uses authorized in
2014 plan for Village 3
North. Excluded
FlatRock Parcel
X
5/26/2021 PC Agenda Page 21 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
1 February 2021
PROJECT NAME: University Villages EIR 13-01; SCH No. 2013071077 – Village Three
North and Portion of Village Four Sectional Planning Area
PROJECT LOCATION: City of Chula Vista
PROJECT APPLICANT: HomeFed Village III Master, LLC/FlatRock Land Company, LLC
DATE: February 22, 2021
1 INTRODUCTION
Otay Ranch Village Three is a mixed use village located in the southwest portion of Otay Ranch.
While complete a re-planning effort for the Village Three North area in 2016, HomeFed Village
III Master, LLC/FlatRock Land Company, LLC (project applicant) began grading/construction.
Village Three North is completely graded, and all associated infrastructure has been constructed,
with the exception of Main Street improvements. The village is built-out, with the exception of
several industrial pads located north of Heritage Road and the R-6 residential neighborhood. The
FlatRock Parcel is partially developed with a water quality basin that serves Village 3 to the north.
The project applicant proposes revisions to the Village Three North land plan in order to increase
medium-high and high density residential by changing land use designations for office and
industrial uses. The proposal would also transfer 41 units from Village Nine to Village Three and
expand the Village Three North and Portion of Four Sectional Planning Area (SPA) to include an
approximate 54-acre property located south of Main Street. Amendments to the Chula Vista
General Plan, Otay Ranch General Development Plan (GDP), Village Three North and a Portion
of Village Four SPA Plan, Village Three Core Master Precise Plan, as well as a rezone and two
Tentative Maps (TM) are necessary to implement the proposed changes. The proposed changes
also include minor amendments to the Village Nine SPA Plan and TM. A more detailed description
is provided below.
The Otay Ranch University Villages Project Comprehensive SPA Plan Amendment Final
Environmental Impact Report (FEIR) (EIR 13-01; SCH No. 2013071077; approved December
2014 with an addendum adopted in September 2016) contains a comprehensive disclosure and
analysis of potential environmental effects associated with the implementation of Village Three
North and a Portion of Village Four, Village Eight East, and Village Ten in the City of Chula Vista
(City) (City of Chula Vista 2014 and 2016). Three SPA plans were approved as part of the
approved project: (a) Otay Ranch Village Three North and a Portion of Village Four SPA Plan,
5/26/2021 PC Agenda Page 22 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
2 February 2021
(b) Otay Ranch Village Eight East SPA Plan, and (c) Otay Ranch Village Ten SPA Plan. Three
TMs were also approved: (a) Village Three North and a Portion of Village Four, (b) Village Eight
East, and (c) Village Ten. The 2016 Addendum contained revisions to the Village Three North
land use plan and TM in order to create a viable mixed-use village core. The 2014 FEIR and the
2016 Addendum are collectively referred herein as the “University Villages FEIR”.
This Addendum to the University Villages FEIR (Addendum) addresses proposed modifications
to the applicable land use plan for Village Three North and a Portion of Village Four, including
the SPA Plan and TMs. This Addendum will also rely on analyses contained in Final EIR for the
Otay Ranch Village Two, Three, and Portion of Four SPA Plan (EIR 02-02; SCH No. 2003091012;
approved May 2006) (Village Two, Three, and Four FEIR) for the expansion of the Village Three
North and Portion of Four SPA to include the approximately 54-acre property owned by FlatRock
Land Company, LLC (referred to herein as the “FlatRock property”) (City of Chula Vista 2006).
However, it should be noted that this Addendum is solely amending the University Village FEIR.
The University Villages and the Village Two, Three, and Four FEIR are incorporated by reference.
2 PROJECT LOCATION AND REGIONAL SETTING
Otay Ranch lies within the East Planning Area of the City (Figure 1). The East Planning Area is
bordered by Interstate 805 (I-805) to the west, San Miguel Mountain and State Route 54 (SR-54)
to the north, the Otay Reservoir and the Jamul foothills to the east, and the Otay River Valley to
the south. The Village Three North and a Portion of Village Four site encompasses 436.0 acres in
the southwest corner of Otay Ranch (Figure 2).
The Village Three North and a Portion of Village Four site includes large, flat mesas, with slopes
adjacent to Wolf Canyon and the Otay Valley Regional Park. Village Three North is situated
between Wolf Canyon to the east, the Otay Valley Regional Park to the south, the Otay Landfill
to the north, and existing industrial uses to the west. The Portion of Village Four included in the
proposed project is located on the northeastern edge of Wolf Canyon, north of the Otay River
Valley and the Otay Valley rock quarry, south of Otay Ranch Village Two, and west of La Media
Road and the future Village Eight West development area (see Figure 2).
3 PROJECT DESCRIPTION
The approved land use plan for Village Three North and a Portion of Village Four would allow for
the construction of 1,002 single-family units; 595 multiple-family units; 20,000 square feet of
mixed-use commercial; 8.3 acres for a school; 29.3 acres of industrial land use; 2.7 acres of
Community-Purpose Facilities (CPF); 8.3 acres of office; 25.9 acres of parkland; and 34.8 acres
of open space (Figure 3). The approved land use plan for the FlatRock property would allow for
5/26/2021 PC Agenda Page 23 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
3 February 2021
11.3 acres of industrial land use, as well as adjacent open and MSCP Open Space areas (Figure 4,
refer to the area marked as “Ownership Boundary”). Together, these approved land use plans
constitute the “approved project”.
The proposed modifications to the approved project are as follows (see Figure 5):
Chula Vista General Plan/Otay Ranch GDP Amendments
• Update the Chula Vista General Plan and Otay Ranch GDP land use maps and tables to
change the land uses for R-6 from Low-Medium Residential to Medium-High Residential,
R-19 from Professional & Office to High Residential, and R-20 from Limited Industrial to
Medium-High Residential.
Village Three North and a Portion of Village Four SPA Plan Amendment and Rezone
• Expand the SPA boundary to include the 54-acre FlatRock Parcel, which includes an 11.3
acre parcel currently designated Limited Industrial and adjacent Open Space and Preserve
Open Space areas.
• Change the land use designation and rezone a portion of the FlatRock Parcel from
Industrial (I) to Residential (RM-1), designate the residential Parcel “R-20” and allocate
116 multi-family units to R-20.
• Change the designation and rezone Parcels O-1 and O-2 from Office (O) to Residential
(RM-2), designate the Parcel “R-19”, and allocate 224 multi-family units to R-19.
• Change the designation and rezone Parcel R-6 from Residential (SF-4) to Residential (RM-
2) and allocate 78 multi-family units to R-6.
• Relocate the water quality basin within the FlatRock parcel.
• Update SPA Plan text, tables, and exhibits to reflect the proposed land use changes.
• Revise the SPA Plan title from “Village Three North and a Portion of Village Four” to
“Village Three and a Portion of Village Four”
5/26/2021 PC Agenda Page 24 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
4 February 2021
• Update SPA Appendices – Village Design Plan, Public Facilities Financing Plan (PFFP),
Affordable Housing Plan, Water Conservation Plan, and Energy Conservation Plan to
reflect the SPA Amendment.
Tentative Maps
• A Tentative Map is proposed for the R-19 Parcel.
• A Tentative Map is proposed for the R-6 and R-20 Parcels.
Village Nine SPA Plan Amendment
• Revise the Village Nine Site Utilization Table to reduce the multi-family units within the
Urban Center land use category from 1,912 to 1,871 dwelling units (DUs) and reduce the
total authorized units in Village Nine from 4,000 to 3,959 DUs.
Village Nine Tentative Map Revision
• Revise the Land Use Table to reduce the multi-family units in Parcel A by a total of 41
DUs.
Village 3 Core Master Precise Plan
• Update the Core Master Precise Plan to reflect the revised land uses within the Village
Core (Prior to design review approval for R-19).
Proposed Land Use Plan
The proposed modifications are summarized as follows :
• Change to parcels designated “Office” to “High Residential” (O-1/O-2 to R-19) within
the Village Three Village Core;
• Change the parcel designated as R-6 from “Medium Residential ” to “Medium-High
Residential ;”
• Expand the SPA boundary to include a 54-acre area south of Main Street, currently
designated an 11.3 -acre Limited Industria l development area, as well as adjacent open
and MSCP Open Space areas (FlatRock property). Change the land use from
“In dustrial” to “Medium-High Residential” (IND-5 to R -20). The adjacent MSCP Open
Space area would remain unchanged ;
5/26/2021 PC Agenda Page 25 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
5 February 2021
• Transfer of 41 DUs from Village Nine to Village Three through an increase of the
authorized units in Village Three from 1,597 to 1,638 DUs and correspondingly reduce
the authorized unit in Village Nine from 4,000 to 3,959 DUs, resulting in no new
residential units within Otay R anch.
There would be no proposed changes to the Portion of Village Four. The proposed modifications
include phased improvements for the Main Street extension, however no changes to the
existing or approved street alignments would occur. The proposed modifications would not
require an expansion of the development footprint from that studied in the University Villages
FEIR and Village Two, Three, and Four FEIR. The proposed modifications would result in a
decrease in trip generation and traffic impacts and would not substantially change trip distribution
patterns (refer to Section 6 for additional discussion). No additional significant impacts beyond
those previously analyzed in the University Villages FEIR and Village Two, Three, and Four FEIR
or substantial increases in any identified significant impacts are anticipated. The City has prepared
this addendum pursuant to Section 15162 of Title 14 of the California Environmental Quality Act
(CEQA) Guidelines to disclose minor changes in the approved project and some of the
environmental effects as a result of proposed modifications, and to document that no new or
substantially increased impacts will occur with implementation of the proposed modifications.
4 CEQA REQUIREMENTS
Sections 15162 through 15164 of the CEQA Guidelines discuss a lead agency’s responsibilities
once an FEIR has been certified.
Section 15162 of the CEQA Guidelines provides the following:
a. When an EIR has been certified … for a project, no subsequent EIR shall be prepared for
that project unless the lead agency determines, on the basis of substantial evidence in the
light of the whole record, one or more of the following:
1. Substantial changes are proposed in the project which will require major revisions of
the EIR … due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the EIR due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; or
5/26/2021 PC Agenda Page 26 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
6 February 2021
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the EIR was certified
as complete, shows any of the following:
A. The project will have one or more significant eff ects not discussed in the
[Final] EIR ;
B. Significant effects previously examined will be substantially more severe than
shown in the [Final] EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative; or
D. Mitigation measures or alternatives which are considerably different from those
analyzed in the [Final] EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
In the event that one of these conditions would require preparation of a subsequent EIR, but “only
minor additions or changes would be necessary to make the [Final] EIR adequately apply to the
project in the changed situation,” a lead agency may instead issue a supplement to the FEIR (14
CCR 15163(a)).
In the alternative, where the changes or new information will result in no new impacts, or no more
severe impacts than any that were disclosed in the FEIR, a lead agency “shall prepare an
addendum” pursuant to CEQA Guidelines Section 15164. That section states that an addendum
should include a “brief explanation of the decision not to prepare a subsequent EIR pursuant to
§ 15162” supported by substantial evidence (14 CCR 15164(e)). The addendum need not be
circulated for public review but may simply be attached to the FEIR (14 CCR 15164(c), 15164(e)).
As the lead agency for the approved project, the City must determine whether the proposed project
creates previously undisclosed significant environmental impacts or a substantial increase in the
severity of previously disclosed impacts (14 CCR 15162, 15163, 15164(a), 15088.5(a), and
15088.5(b)). As the following discussion demonstrates, it is appropriate for the City to prepare this
Addendum to the FEIR, pursuant to CEQA Guidelines Section 15164.
5/26/2021 PC Agenda Page 27 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
7 February 2021
5 IDENTIFICATION OF ENVIRONMENTAL EFFECTS
The environmental analysis provided in Section 6 of this Addendum supports a determination that
approval and implementation of the proposed project would not result in any additional, or more
substantial, significant environmental effects beyond those previously analyzed under the FEIRs
for the approved project.
6 ANALYSIS
The following environmental issue areas are discussed in the order in which they appear in the
University Villages FEIR.
Land Use and Planning
Village 3 North Land Use impacts are addressed in Section 5.1 in the University Villages FEIR.
The University Villages FEIR determined that Village Three North and a Portion of Village Four
would not physically divide an established community or be incompatible with any adjacent or
surrounding land uses. The development standards and guidelines proposed in the SPA plan would
ensure that a consistent community character is maintained within each village, as well as character
consistent with surrounding development in Otay Ranch. In addition, the University Villages FEIR
determined that the approved project would be consistent with applicable planning and regulatory
documents.
However, the University Villages FEIR did determine that a potentially significant land use
compatibility impact may occur as to General Plan Policy E 6.4 (as corrected) and as to Section
2.5 of the Amended and Restated Otay Landfill Expansion Agreement if any residential units in
Village Three North and a Portion of Village Four were constructed within 1,000 feet from the
then-active solid waste disposal areas of the Otay Landfill. Mitigation Measure (MM) LU-4 was
included to reduce impacts to below a level of significance. MM LU-4 requires the project
applicant to provide satisfactory evidence to the Development Services Director (or their designee)
that each proposed residential unit is located at least 1,000 feet away from the then-active solid
waste disposal areas of the Otay Landfill.
Land use impacts resulting from development of the FlatRock property were analyzed in Section
5.1 of the Village Two, Three, and Four FEIR. A significant and unavoidable impact resulting
from changing the SPA Plan area from undeveloped to urban uses was identified. All other land
use impacts would be less than significant.
The proposed project would not increase the severity of any land use impacts previously identified
in the University Villages FEIR. Although the modifications propose to change land uses in the
5/26/2021 PC Agenda Page 28 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
8 February 2021
northern portion of Village Three (the boundary closest to the Otay Landfill), the project applicant
would still be required to adhere to MM LU-4 prior to the construction of any unit in Village Three.
Similarly, changing the land use within the FlatRock property from industrial to residential uses
would not increase the severity of any land use impacts previously identified in the Village Two,
Three, and Four FEIR. The open space and MSCP Preserve areas would remain unchanged under
the proposed modifications. Additionally, proposed residential land uses within the FlatRock
property would reduce land use compatibility issues that may arise from industrial land uses
adjacent to other residential and preserve areas. No new significant land use impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Landform Alteration/Aesthetics
Impacts to aesthetics were addressed in Section 5.2 of the University Villages FEIR. As analyzed
in the University Villages FEIR, implementation of the approved project would not obstruct, or
screen views of local scenic resources identified by the City, including the Otay Valley Regional
Park. Development of the approved project and the transformation of undeveloped and natural
rolling hills to an urban residential environmental would substantially alter the existing visual
landscape by increasing densit y, intensity of use, and human activity in the project area. The
approved project would retain open space and preserve areas and locate lower-density residential
uses and open space buffers adjacent to the preserve and the Otay River Valley to maintain the
scenic value of these areas. In addition, there are no historic buildings or designated or eligible
state scenic highways located within the viewshed of the approved project. Furthermore, the
approved project would not result in substantial adverse effects to views from a locally designated
scenic roadway. As such, implementation of the approved project would not substantially damage
scenic resources.
Development of the approved project would create a substantial change in the topography of the Otay
Ranch area. The University Villages FEIR found that placing three new residential communities on
currently undeveloped land would impact the aesthetic character of the area. Although all appropriate
measures would be taken to reduce potential impacts associated with alterations to existing landforms
and visibility from future development and roadways, impacts from the approved project were
considered to be potentially significant. The University Villages FEIR included MM AES-1 to
address visual impacts. MM AES-1 requires the preparation of a Landscape Master Plan to
demonstrate compliance with Otay Ranch GDP policies pertaining to blending development
harmoniously with natural features of the land, including the Otay Valley Regional Park and its major
canyons. Implementation of MM AES-1 would reduce impacts to visual character or quality to the
extent feasible. However, because the approved project would result in urban development on the
primarily natural, open space site, development would permanently alter the character of the project
5/26/2021 PC Agenda Page 29 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
9 February 2021
site. Additional mitigation that would maintain the existing character of the site and its surroundings
is not available; therefore, impacts were found to remain significant and unavoidable.
Landform alteration/aesthetic impacts resulting from development of the FlatRock property were
analyzed in Section 5.2 of the Village Two, Three, and Four FEIR. Similar to the discussion above,
landform alteration and the change from undeveloped to urban uses were considered a significant
impact. Additional significant impacts were identified related to the introduction of nighttime
lighting to the area (not associated with the FlatRock property) and sound walls built for the
project. The Village Two, Three, and Four FEIR included mitigation measures 5.2-1 through 5.2-
3, which outline grading plan requirements, preparation of a lighting plan, and preparation of a
comprehensive Master Plan. All impacts would be mitigated to a level below significance with the
exception of landform alteration and conversion of undeveloped land to urban uses.
The proposed modifications would still result in an overall aesthetic change to the Village Three
area. The overall aesthetic nature of the residential development within these areas would not be
substantially different than the approved project analyzed in the FEIRs. Some internal views would
change due to the replacement of locations designated for office and industrial use with multiple-
family homes, which would result in taller buildings at these locations. Where multi-family would
replace approved land uses, development would appear at a greater intensity; however, such views
and visual character would be similar to other areas of Village Three where multi-family is
approved. The proposed modification would not result in changes to any public vantage points or
distant scenic vistas from locations such as public trails with the Otay River Valley (refer to Figures
5.2-1 through 5.2-7 of the University Village FEIR for key observation points and visual
simulations). In the context of Village Three, and the larger Otay Ranch region, the proposed
changes in land uses at these locations would result in substantially similar changes to the visual
environmental as the approved project. Additionally, all nighttime lighting and sound walls would
be similar to that analyzed for the approved project. No changes to the MSCP Preserve areas would
occur. Overall, views of the project site would remain substantially the same as those analyzed in
the FEIRs. It should be noted that since the time of the certification of the FEIRs, R-6 and R-19
have been graded, while the FlatRock property is partially graded; however, for the purposes of
this Addendum, the analysis considers potential impacts of the whole of the project in relation to
the original baseline conditions at the time of the original FEIRs. No new significant landform
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10 February 2021
alteration/aesthetic impacts would occur beyond those identified in the University Villages FEIR
and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Traffic, Circulation, and Access
Approved Project
Impacts to traffic were addressed in Section 5.3 of the University Villages FEIR. In summary,
the results of the traffic analysis, as outlined in the University Villages FEIR, are:
• Year 2015 Conditions:
o No significant impacts to study area intersections, roadway segments,
freeways/state highways, or freeway ramps would occur.
• Year 2020 Conditions:
o Intersections:
▪ After implementation of the identified mitigation measures, eight of the
nine impacted intersections would operate at acceptable Level of Service
(LOS) D or better during both the AM and PM peak hours . The
intersection of Interstate (I-) 805 southbound (SB) Ramps / Olympic
Parkway, which would remain significant and unavoidable.
o Roadway Segments:
▪ After implementation of the identified mitigation measures , all four
directly impacted roadway segments would operate at acceptable LOS C
or better in Year 2020 and impacts would be less than significant .
▪ The identified cumulative impact to the roadway segment of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeways/State Highways:
▪ Identified cumulative impacts to the I -805 from Market Street to Imp erial
Avenue and from Imperial Avenue to E Division Street would remain
significant and unavoidable.
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o Ramp Metering:
▪ The identified direct impact at the I-805 northbound (NB) on-ramp at
Main Street would be mitigated by the Heritage Road connection and
impacts would be less than significant.
• Year 2025 Conditions:
o Intersections:
▪ After implementation of the identified mitigation measures, the two
directly impacted intersections would operate at acceptable LOS D or
better during both the AM and PM peak hours and impacts would be less
than significant .
▪ The identified cumulative impact to the intersection of I-805 SB
ramps/Olympic Parkway would remain significant and unavoidable.
o Roadway Segments:
▪ After implementation of the identified mitigation measures, the two
directly impacted roadway segments would operate at acceptable LOS D
or better impacts would be less than significant .
▪ The identified cumulative impact to the roadway segme nt of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeway/State highways:
▪ The identified significant cumulative impacts to the five segments of I -
805 from State Route (SR-) 94 to Bonita Road would r emain significant
and unavoidable.
o Ramp Metering:
▪ Impacts to ramp meters under the Year 2025 conditions would be less
than significant.
• Year 2030 Conditions:
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o Intersections:
▪ After implementation of the identified mitigation measure, the directly
impacted intersection of Discovery Falls Drive/Hunte Parkway would
operate at acceptable LOS D during both the AM and PM peak hours .
▪ The identified cumulative impact to the intersection of I-805 SB
ramps/Olympic Parkway would remain significant and unavoidable.
o Roadway Segments:
▪ The identified cumulative impact to the roadway segment of Orange
Avenue between Melrose Avenue and the I -805 SB ramps would remain
significant and unavoidable.
o Freeway/State Highways:
▪ The identified significant cumulative im pacts to seven segments of I-805
and four segments of SR -905 would remain significant and unavoidable.
o Ramp Metering:
▪ After implementation of identified mitigation measures, the significant
impact at the I-805 NB on-ramp at Main Street would be less than
significant.
Additionally, a significant impact related to deviations from identified construction phasing was
identified. This significant impact would be reduced to a level below significant with
incorporation of mitigation. As identified in the University Village FEIR, incorporation of
mitigation measures MM TCA -1 through MM-TCA-17 would reduce potentially significant
impacts to a level be low significance with exception to the specific locations identified to remain
significant and unavoidable (see above).
Traffic impacts resulting from development of the FlatRock property were analyzed in Section 5.2
of the Village Two, Three, and Four FEIR. In summary, the results of the traffic analysis, as
outlined in the Village Two, Three, and Four FEIR, are:
• Year 2005 without SR-125:
o No significant impacts to intersections or roadway segments are identified.
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• Year 2010:
o No significant impacts to inter sections or roadway segments are identified.
• Year 2015:
o No significant impacts to intersections are identified.
o The identified cumulative impacts to three segments of Rock Mountain Road
would be reduced to a level below significance with incorporation of m itigation.
• Year 2030:
o No significant impacts to intersections are identified.
o The identified cumulative impact to one segments of Rock Mountain Road would
be reduced to a level below significance with incorporation of mitigation.
• Buildout:
o The identified direct impact to the intersection of Rock Mountain Road/La Media
Road would be reduced to less than significant with incorporation of mitigation.
o The identified cumulative impacts to three segments of Rock Mountain Road
would be reduced to a level below s ignificance with incorporation of mitigation.
• Freeways:
o Identified impacts to six segments of I-805 would remain significant and
unavoidable.
• Project Access:
o Potentially significant impacts related to project access driveways would be
reduced to a level below significance with incorporation of mitigation.
Proposed Modifications
A trip generation review was conducted to compare the trip generation of the proposed
modification to the approved project (Chen Ryan 2021). The proposed modifications would
generate approximately 20,306 daily trips including 1,741 AM peak hour trips and 1,885 PM peak
hour trips; while the approved project would generate approximately 26,997 daily trips including
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University Villages – Village Three North and a Portion of Village Four
14 February 2021
2,470 AM peak hour trips and 2,811 PM peak hour trips. The proposed modifications would
generate less traffic (24.7% daily, 29.5% AM peak, and 28.3% PM peak) when compared to the
approved project.
Since the nature of the proposed project’s land uses would remain largely identical to the approved
project’s land uses, the external trip distribution patterns to the surrounding roadway network,
including roadway segments, intersections, and freeway segments, would remain the same as those
studied in the FEIRs.
Because the proposed modifications would generate fewer trips (both daily and during the peak
hours) than the approved project and the trip distribution patterns would remain the same as those
studied in the FEIRs, it can be concluded that the proposed project would add fewer trips to the
surrounding transportation network, including all study area roadways, intersections, freeways,
and ramp meters. Fewer project trips to a roadway, an intersection, a freeway, or a ramp meter
indicate less or equal potential traffic impacts. As a result, the approved project represents a worst-
case scenario. In addition, identified mitigation measures (MM TCA-1 through MM TCA-17 in
the University Villages FEIR and 5.10-1 through 5.10-7 in the Village Two, Three, and Four FEIR,
as appropriate to the FlatRock property) remain applicable. Therefore, no additional traffic
analysis would be required. No new significant traffic, circulation, and access impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Vehicle Miles Travelled
Vehicle Miles Traveled (VMT) has been in general use for analyzing air quality/greenhouse gas
emissions for more than a decade, and as such recent revisions to CEQA requiring VMT analysis
for documents circulated for public review beginning July 1, 2020 do not represent new
information that would require the preparation of a subsequent or supplemental EIR per Public
Resources Code Section 21166 and CEQA Guidelines Section 15162(a)(3).
Nevertheless, the City is requiring a review of the proposed changes to the project relative to VMT.
This involves preparing a Project Information Form as described in the City’s Transportation Study
Guidelines to document whether or not the proposed changes would result in an incremental
increase in traffic generation, compared to the project as previously approved, that exceeds
applicable City screening criteria for small projects. Based on the information provided in the
Project Information Form, the proposed modifications would result in a reduction in traffic
generation. The project meets the City-adopted small projects screening criterion and therefore the
proposed changes would have a less than significant VMT impact. No new significant traffic,
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circulation, and access impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Air Quality
Impacts to air quality were addressed in Section 5.4 of the University Villages FEIR. The
University Villages FEIR concluded that the daily construction emissions for carbon monoxide
(CO) and sulfur oxides (SOx) would not exceed the City’s significance thresholds. However, the
volatile organic compound (VOC), oxides of nitrogen (NOx), coarse particulate matter (PM10), and
fine particulate matter (PM2.5) emissions associated with project construction would exceed the
City of Chula Vista’s emission thresholds and impacts would be significant and unavoidable. In
addition, criteria pollutant emissions for VOC, NOx, CO, PM10, and PM2.5 are anticipated to be
above the thresholds. Therefore, this impact is also considered significant and unavoidable.
Furthermore, the University Villages FEIR concluded that as to the development of on-site land
uses, impacts arising from the emission of toxic air contaminants (TACs) would be potentially
significant if the site is developed to accommodate any light industrial uses, gas stations, or dry-
cleaning facilities in proximity to sensitive receptors.
Impacts to air quality were addressed in Section 5.11 of the Village Two, Three, and Four FEIR.
Significant impacts were identified related to consistency with air quality plans; emissions of PM10
and precursors to ozone; and short-term significant fugitive dust emission during construction.
Implementation of mitigation measures 5.11-1 and 5.11-1 would reduce construction emissions to
a level below significance. However, mobile source emissions would remain significant and
unavoidable.
An update to the air quality and greenhouse gas emissions analysis was prepared to compare the
proposed modifications to the approved project (Dudek 2020a). The proposed project would result
in 24.7% fewer daily trips when compared to the approved project (Chen Ryan 2021). As a result,
operational emissions (specifically those resulting from mobile sources) associated with Village
Three would be reduced (Dudek 2020a). Construction emissions would remain unchanged, as no
change in the construction schedule or required construction equipment is anticipated (Dudek
2020a).
The proposed modifications would result in new sensitive receptors (proposed residential land uses
within R-19) in proximity of the Otay Landfill. A Health Risk Assessment (HRA) Report was
prepared to determine the cancer risk and non-cancer health impacts to future sensitive residential
receptors in Village Three due to toxic air contaminant emissions generated by operation of the
Otay Landfill (Dudek 2020b). Air dispersion modeling and health risk calculations were conducted
using the American Meteorological Society/Environmental Protection Agency Regulatory Model
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(AERMOD) Version 19191 and the Hotspots Analysis and Reporting Program Version 2
(HARP2). The San Diego Air Pollution Control District’s 2019 Supplemental Guidelines for
Submission of Air Toxics “Hot Spots” Program and the Office of Environmental Health Hazard
Assessment’s 2015 Air Toxics Hot Spots Program Risk Assessment Guidelines Guidance Manual
for Preparation of Health Risk Assessments were used to prepare the HRA Report. For the
residential health risk, the HRA Report assumes that exposure would start in the third trimester
through year 8 (from 2022 to 2030) for the landfill operations and assumes exposure would start
in the third trimester through 30 years (from 2022 to 2052) for landfill fugitive and flare sources,
at all future sensitive receptor locations.
The landfill-generated TAC emissions are estimated to result in a potential cancer risk at the
maximally exposed residential receptor of 7.19 in 1 million, potential chronic health risk of 0.097,
and potential acute health risk of 0.055 (Dudek 2020b). Furthermore, following closure of the
Landfill in 2030, the cancer risk impact, chronic health risk, and acute health risk from Landfill
fugitive and flare emissions would be reduced to 4.00 in 1 million (Dudek 2020b). Potential health
risk at future residential receptors from the landfill would result in potential cancer health risk less
than the applicable SDAPCD threshold (Dudek 2020b). Chronic health risk and acute health risk
from the Landfill would not exceed the applicable SDAPCD thresholds (Dudek 2020b).
Furthermore, following closure of the landfill in 2030, the cancer risk impact, chronic health risk,
and acute health risk from the landfill would be further reduced (Dudek 2020b).
The associated mitigation measures identified in the FEIRs remain applicable to the proposed
modifications. No new significant air quality impacts would occur beyond those identified in the
University Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is
required.
Noise
Impacts to noise were addressed in Section 5.5 of the University Villages FEIR. The noise level
associated with future Main Street traffic volumes in Village Three North would exceed the
exterior noise criterion of 65 decibels (dB) Community Noise Equivalent Level (CNEL) and is
considered a potentially significant impact. Additionally, the noise level associated with future
Heritage Road traffic volumes would equal or exceed the exterior noise criterion of 65 dB CNEL
and is considered a potentially significant impact. Noise levels associated with the commercial and
industrial activities would vary depending on the number of delivery trucks, loading dock areas
and customer traffic generated by the commercial site, as well as the location of parking areas.
Similarly, HVAC equipment noise would vary depending on the number and types of equipment
selected. These impacts would be potentially significant. Traffic-related noise exposure levels
within exterior use areas for the schools (i.e., playground, sports fields, athletic courts, etc.) could
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17 February 2021
exceed the established noise standards, thereby resulting in potentially significant noise impacts.
Project generated construction noise would pose a potentially significant impact on noise-sensitive
receptors if construction hour limitations are not imposed. Other potentially significant impacts
would occur unrelated to the portion of Village Three North affected by the proposed
modifications. Mitigation measures MM NOI-1 through MM NOI-9, in addition to MM BIO-17
and MM BIO-18, would reduce all potentially significant noise impacts to a level below
significance.
Impacts to noise were addressed in Section 5.12 of the Village Two, Three, and Four FEIR.
Identified significant noise impacts related to the FlatRock property and the proposed
modifications include:
• construction activities, especially heavy equipment, would create short-term noise
increases near construction areas;
• traffic on area streets could generate noise levels greater than the City’s residential exterior
standard of 65 CNEL at adjacent ground-level sensitive receptors; and
• Noise levels produced on the industrial properties have the potential to affect adjacent
residential uses and adjacent wildlife.
All identified noise impacts in the Village Two, Three, and Four FEIR would be reduced to a level
below significance with incorporation of mitigation measures 5.12-1 through 5.12-6.
A noise technical memorandum was prepared to analyze the potential noise impacts associated
with the proposed modifications compared to the approved project. (Dudek 2020c). The proposed
modifications would result in the conversion of planned land uses from office and industrial use
to residential. This conversion results in new noise sensitive land uses located in Village Three
that were not previously accounted for. Additionally, at the time of certification of the Village
Two, Three, and Four FEIR, the entirety of Village Three was identified for industrial, open space,
and preserve land uses. With the change of industrial use to residential use within the FlatRock
property, operational noise would be reduced adjacent to the MSCP Preserve. The mitigation
measures identified in the FEIRs remain applicable to the proposed modifications and would be
applied as follows to reflect changes in the proposed land use:
University Villages FEIR:
o MM NOI-1 – This measure shall also apply to proposed planning areas R-6 and R-19
(these areas are identified as R-6 and O-1/O-2 in the University Villages FEIR as
amended, respectively).
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o MM NOI-2 – This measure no longer applies to proposed planning area R-6, nor would
it apply to proposed planning area R-19.
o MM NOI-3 – This measure shall also apply to proposed planning areas R-6 and R-19.
o MM-NOI-4 – This measure no longer applies to the planning area O-1/O-2 as it is
proposed to be converted to residential (R-19).
• Village Two, Three, Four FEIR:
o 5.12-1 – This measure shall also apply to proposed planning area R-20 with respect to
site design and exterior noise levels for areas adjacent to Main Street.
o 5.12-3 – This measure shall also apply to proposed planning area R-20.
o 5.12-6 – This measure no longer applies to the planning area IND-5 as it is proposed to
be converted to residential (R-20).
All other mitigation measures would otherwise remain intact and apply to the project as specified
in the FEIRs (Dudek 2020c).
Project-generated traffic trips would be reduced when compared the approved project, which
would further reduce noise impacts associated with future traffic. Additionally, the proposed
modifications would result in the introduction of new noise sensitive land uses within Village
Three, including area adjacent to Heritage Road and Main Street (R-19 and R-20), where roadway
traffic noise generation would have the highest potential to occur. Both FEIRs assessed traffic
noise impacts to future residential land uses adjacent to these higher traffic roadways. Therefore,
with the overall reduction in trip generation, the introduction of new residential units in planning
areas R-19 and R-20 would result in the same or reduced traffic noise exposure along Heritage
Road and Main Street, when compared to the FEIRs.
No new significant noise impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Cultural Resources
Cultural resources were analyzed in Section 5.6 in the University Villages FEIR. A total of four
sites (SDI-11,378, SDI-14,204, SDI-12,291b, and SDI-14,211) were identified outside the
development area. These sites would not be directly impacted by the approved project since they
are within open space areas. Of the four sites within Village Three North and a Portion of Village
Four that would not be directly impacted, only SDI-12,291b is identified as a significant resource.
Although no direct impacts to this site are anticipated as a result of development of Village Three
North and a Portion of Village Four, potential indirect impacts associated with intrusion into this
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19 February 2021
site during or after construction of the project, may occur. Therefore, since development of Village
Three North and a Portion of Village Four could cause a substantial change in the significance of
this identified archaeological resource as defined in CEQA Guidelines Section 15064.5, impacts
to this site were determined to be potentially significant in the University Villages FEIR and
mitigation is required (MM CUL-1 through MM CUL-5). Mitigation measures included
archaeological and Native American monitoring during grading and procedures to follow if
significant artifacts are uncovered.
In addition, no human remains were identified within the project area during the cultural testing
program. However, the possibility exists that human remains may be discovered during project
grading and construction. Any disturbance of human remains that may occur during project
grading or construction would be significant. Therefore, impacts would be potentially significant
and mitigation would be required to reduce potential impacts (MM CUL-6). MM CUL-6 detailed
procedures to follow if human remains are uncovered on site. All impacts would be reduced to
below a level of significance after implementation of MM CUL-1 through MM CUL-6.
Cultural resources were analyzed in Section 5.4 in the Village Two, Three, and Four FEIR. There
were 16 prehistoric sites identified within the SPA Plan area. As a result of the testing of these
sites, only one site, SDI-12,291B, was determined to be a significant historic resource. This is the
same resource identified in the University Villages FEIR. Another historic site was identified
within the Village Two area, which does not overlap with the proposed modifications within
Village Three. Similar to the University Villages FEIR, avoidance and preservation in place was
assumed for SDI-12,291b; however, in the event it was infeasible, a data recovery program was
incorporated through mitigation measure 5.4-1. With incorporation of mitigation measures,
impacts would be less than significant.
An archaeological and paleontological technical memorandum was prepared to determine whether
or not additional archaeological impacts would occur as a result of the proposed medications (Dudek
2020d). The proposed modifications would not require an expansion of the development footprint
from that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. After
review of the proposed modifications within Village Three, it was determined that all areas in
question were adequately addressed in the University Villages FEIR, Village Two, Three, and Four
FEIR, and their respective cultural technical reports (Dudek 2020d). Furthermore, the proposed
project would still be required to implement the mitigation measures identified in the FEIRs. No new
significant cultural resources impacts would occur beyond those identified in the University
Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
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Paleontological Resources
Paleontological resources are analyzed in Section 5.7 of the University Villages FEIR. No fossil
sites were found within the bounds of the approved project site. However, development of the area
within the approved project site would encounter sedimentary rocks with a “high paleontological
resource sensitivity” that are assigned to the Sweetwater Formation, the upper sandstone–
mudstone member of the Otay Formation and the San Diego Formation; sedimentary rocks with a
“moderate paleontological resource sensitivity” are assigned to the Lindavista Formation and
Quaternary terrace deposits. Therefore, the University Villages FEIR determined that grading and
construction activities could impact fossils potentially buried in the underlying formations. Based
on the recognized potential to encounter fossils in these formations, impacts were considered
potentially significant, and mitigation, as identified in the FEIR, was required (MM PAL-1 through
MM PAL-4). Mitigation measures include retaining a qualified paleontologist, paleontological
monitoring, and fossil recovery procedures. Impacts would be reduced to below a level of
significance with implementation of the mitigation measures identified in the FEIR.
Paleontological resources are analyzed in Section 5.6 of the Village Two, Three, and Four FEIR.
No known paleontological resources would be impacted. However, construction may impact
fossils potentially buried in the underlying formations. These underlying formations are the same
as described for the University Villages FEIR, above. Paleontological monitoring of construction
within sensitive paleontological formations was required through implementation of mitigation
measure 5.6-1. Impacts to paleontological resources would be less than significant with mitigation.
An archaeological and paleontological technical memorandum was prepared to determine whether
or not additional paleontological impacts would occur as a result of the proposed medications (Dudek
2020d). The proposed modifications would not require an expansion of the development footprint
from that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. After
review of the proposed modifications within Village Three, it was determined that all areas in
question were adequately addressed in the University Villages FEIR, Village Two, Three, and Four
FEIR, and their respective paleontological technical reports (Dudek 2020d). Furthermore, the
proposed project would still be required to implement the mitigation measures identified in the
FEIRs. No new significant paleontological resources impacts would occur beyond those identified
in the University Villages FEIR and the Village Two, Three, and Four FEIR; no additional
mitigation is required.
Biological Resources
Impacts to biological resources were addressed in Section 5.8 of the University Villages FEIR. As
indicated in the University Villages FEIR, implementation of the approved project would result in
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21 February 2021
significant direct and indirect impacts to covered sensitive plant species, sensitive vegetation
communities, jurisdictional waters and wetlands, native upland vegetation communities, and
wildlife corridors. Implementation of MM BIO-1 through MM BIO-18 would reduce all
potentially significant impacts to below a level of significance.
Impacts to biological resources were addressed in Section 5.3 of the Village Two, Three, and Four
FEIR. The approved project would result in significant direct and indirect impacts to sensitive
species, riparian habitats and other sensitive natural communities, jurisdiction water and wetlands,
and regional raptor foraging habitat. Implementation of mitigation measures 5.3-1 through 5.3-13
would reduce all identified impacts to a level below significance, with exception of impacts to
regional raptor foraging habitat.
A biological resource technical memorandum was prepared to analyze the impacts of the proposed
modifications compared to the approved project (Dudek 2020e). The proposed modifications
would not require an expansion of the development footprint from that studied in the University
Villages FEIR and Village Two, Three, and Four FEIR. Based on a review of the proposed
modifications, the entire project site has been reviewed for impacts to biological resources as
documented in the FEIRs prepared for Village Three (Dudek 2020e). Based on a review of the
biological resources determined to be present during previous surveys, and the requirement of
preconstruction surveys for rare plants and jurisdictional aquatic resources, there are no additional
impacts to biological resources beyond those identified in the FEIRs. No new significant biological
resources impacts would occur beyond those identified in the University Villages FEIR and the
Village Two, Three, and Four FEIR; no additional mitigation is required.
Agricultural Resources
Impacts to agriculture are addressed in Section 5.9 of the University Villages. The approved
project would convert approximately 476 acres designated as Farmland of Local Importance to
residential and village land uses. Although the project area is no longer used for crops because of
the lack of reliable and affordable water, the loss would contribute to an incremental loss of
Farmland of Local Importance. Once fully developed, the approved project would eliminate all
agricultural activity on site; however, there is potential for interim agricultural activity to occur
within the project area, which could potentially result in land use conflicts with adjacent ownership
areas.
The Otay Ranch GDP Program EIR identified the potential for land use incompatibility as a short-
term impact due to noise, odor, rodents, and chemical applications associated with agricultural
activities adjacent to developed areas in the vicinity of the project area. The preparation of an
Agricultural Plan was identified as mitigation to reduce the potential short-term impacts to below
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a level of significance. An Agricultural Plan was prepared as part of the SPA plan for Village
Three North and a Portion of Village Four. The plan allows for interim agricultural activity within
the project area and adjacent ownership area and prevents potential land use impacts between
developed land and ongoing agricultural activities by providing separation between urban uses and
adjacent agricultural uses. However, the University Villages FEIR determined that the incremental
loss of Farmland of Local Importance as a result of the approved project would be a potentially
significant and unavoidable impact. No feasible mitigation measures exist.
Impacts to agriculture are addressed in Section 5.7 of the Village Two, Three, and Four FEIR. The
Village Two, Three, and Four FEIR reached similar conclusions regarding the incremental loss of
Farmland of Local Importance and Grazing Land, as well as short-term impacts resulting from
adjacency issues between agricultural and urban uses. Mitigation measure 5.7-1 also requires an
Agricultural Plan to address these adjacency issues. However, the Village Two, Three, and Four
FEIR determined that the incremental loss of Farmland of Local Importance and Grazing Land as
a result of the approved project would be a potentially significant and unavoidable impact. No
feasible mitigation measures exist.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. No new
areas that may contain agricultural resources outside the previously evaluated development area
would be encountered. Therefore, the proposed modifications would not result new impacts to
agricultural resources beyond what was analyzed in the FEIRs. No new significant agricultural
resources impacts would occur beyond those identified in the University Villages FEIR and the
Village Two, Three, and Four FEIR; no additional mitigation is required.
Hydrology and Water Quality
Impacts to hydrology and water quality were addressed in Section 5.10 of the University Villages
FEIR. A Drainage Study and a Storm Water Quality Management Plan (SWQMP) were completed
for the approved project as analyzed in the University Villages FEIR. The University Villages
FEIR concluded that the project would be in compliance with all applicable federal, state, and local
rules and regulations regarding water quality and hydrology. However, the project would
substantially alter the existing drainage pattern of the project area in a manner that would result in
substantial erosion or siltation on or off site. Additionally, the project has the potential to
substantially degrade water quality. Prior to mitigation, impacts would be significant. However,
all impacts would be reduced to below a level of significance with mitigation.
The University Villages FEIR stated that the combination of the proposed construction and
permanent low impact development best management practices (LID BMPs), which have been
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incorporated in the design of the approved project, are in place to ensure water quality treatment
is maximized throughout the development. However, even with implementation of the BMPs, the
approved project would still have the potential to violate water quality standards or waste discharge
requirements. Mitigation measures identified in the University Villages FEIR (MM HYD-1
through MM HYD-7) are required to reduce impacts to below a level of significance. Mitigation
measures include erosion control, a stormwater pollution prevention plan, supplemental water
quality reporting, post-construction/permanent BMPs, limitation of grading, hydromodification
criteria, and a scour analysis. Relative to the FEIR, water quality conditions would be improved
with the proposed project.
Impacts to hydrology and water quality were addressed in Section 5.9 of the Village Two, Three,
and Four FEIR. The Village Two, Three, and Four FEIR determined that a significant impact
would occur from converting an existing undeveloped site to an urban landscape with multiple
land uses, resulting in the introduction of new impermeable surfaces and pollutant sources.
Mitigation measures (5.9-1 through 5.9-3) which require the preparation of detailed drainage
design studies, implementation of a Stormwater Pollution Prevention Plan (SWPPP), and
compliance with all applicable drainage and water quality regulations, would reduce impacts to a
level below significance.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
the proposed modifications would not result in the alteration of drainage or hydrology in areas
beyond what was previously analyzed. While specific portions within Village Three would result
in a change in land use, the overall potential for changes to hydrology and water quality would
remain the same as analyzed in the FEIRs.
The proposed modifications would continue to comply with all applicable rules and regulations
including compliance with National Pollutant Discharge Elimination System permit requirements
for urban runoff and stormwater discharge. BMPs for design, treatment, and monitoring for
stormwater quality would be implemented as delineated in the FEIRs with respect to municipal
and construction permits. The proposed modifications would comply with the most recent City of
Chula Vista BMP Design Manual that contains added stipulations that were not in effect when the
original project was approved, which would result in improved water quality discharge.
Compliance with all applicable rules and regulations governing water quality as well as
implementation of all mitigation measures would ensure that no additional impacts to hydrology
and water quality beyond those previously analyzed would occur as a result of the proposed
modifications. No new significant hydrology and water quality impacts would occur beyond those
identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
5/26/2021 PC Agenda Page 44 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
24 February 2021
Geology and Soils
Impacts to geology and soils were addressed in Section 5.11 of the University Villages FEIR. The
University Villages FEIR concluded that the approved project would have potentially significant
impacts associated with expansive soils. All impacts would be mitigated to below a level of
significance through implementation of recommendations contained within the project’s
geotechnical investigations.
Impacts to geology and soils were addressed in Section 5.5 of the Village Two, Three, and four
FEIR. Significant impacts to geology and soils could result from project development on
compressible and expansive soils. Implementation of project-specific design mitigation measures
would be required to reduce or avoid significant impacts resulting from compressible and
expansive soils. Potential impacts resulting from geologic hazards would be reduced below a level
of significance through project design measures, including compliance with the requirements of
the governing jurisdictions, building codes, and other standard practices.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
no new soils or geologic hazards outside the previously evaluated development area would be
encountered. The proposed modifications would result in similar development within Village
Three that was assumed within the FEIRs. Previous mitigation measures requiring implementation
of recommendations from project geotechnical investigations would still apply to the proposed
modifications. Similarly, the proposed modifications would comply with the requirements of
applicable building codes and other standards with respect to minimization of geologic hazards.
No new significant geology and soils impacts would occur beyond those identified in the
University Villages FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is
required.
Public Services
Public services are addressed in Section 5.12 in the University Villages FEIR. Prior to mitigation,
the approved project would have potentially significant impacts on fire and emergency medical
services and on police services, due to the increase in demand for service and the subsequent
increase in average response times. The approved project would also have significant impacts prior
to mitigation on school facilities, parks, and libraries, due to the increases in demand for these
facilities. As identified in the University Villages FEIR, MM PUB-1 through MM PUB-15 would
reduce impacts to below a level of significance. Mitigation measures include payment of the Public
Facilities Development Impact Fees (PFDIFs), incorporation of Crime Prevention through
Environmental Design Features, school mitigation agreements or school facility mitigation fees,
5/26/2021 PC Agenda Page 45 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
25 February 2021
and park land dedication and/or the payment of park development fees or a combination or both
per the City’s Parkland Dedication Ordinance.
Public services are addressed in Section 5.13 in the Village Two, Three, and Four FEIR. The
conclusions of the Village Two, Three, and Four FEIR are similar to that of the University Villages
FEIR. The approved project would result in a significant impact to public services including police,
fire, schools, library services, and parks. Mitigation measures requiring the payment of applicable
fees and monitoring by the Growth Management Oversight Committee are included to reduce
potentially significant impacts to a level below significance.
While the proposed modifications would result in a direct increase in potential residential
population (and therefore, demand for public services) with in Village Three, the increase
would be balanced through the reduction of authorized units within Village Nine. The
development of Village Three under the proposed modifications would be substantially similar
to that of the approved project. Therefore, the proposed modifications would not increase demand
for public services beyond that analyzed in the FEIRs. Mitigation through payment of applicable
fees and monitoring of growth by the City. Additionally, no changes to the community park within
the Portion of Village Four are proposed. No new significant public services impacts would occur
beyond those identified in the University Villages FEIR and the Village Two, Three, and Four
FEIR; no additional mitigation is required.
Utilities
Impacts to utilities were addressed in Section 5.13 of the University Villages FEIR. The University
Villages FEIR concluded that impacts to water, sewer, solid waste, and energy would be reduced
to below a level of significance with mitigation measures, with the exception of wastewater
treatment facilities. The University Villages FEIR determined that the approved project, in
conjunction with other cumulative development within the City, could require sewer treatment
capacity beyond the City’s existing wastewater treatment capacity rights and allocated additional
treatment capacity.
Impacts to utilities were addressed in Section 5.13 of the Village Two, Three, and Four FEIR. The
University Villages FEIR concluded that impacts to water, sewer, solid waste, and energy would
be reduced to below a level of significance with and without mitigation measures, with the
exception of potable water supply. At the time of certification of the Village Two, Three, and Four
FEIR, potential available water supplies was in question due to ongoing litigation; as such, the
City could not conclusively determine that the impact on water supply would be less than
significant.
5/26/2021 PC Agenda Page 46 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
26 February 2021
A comparison of water and sewer demand was completed for the proposed modifications against
the approved project (Dexter Wilson 2020a, 2020b, and 2020c). The proposed modifications
would result in a decrease in water demand by approximately 17.0 percent when compared to the
approved project (Dexter Wilson 2020a). This decrease in demand would not impact the proposed
water line sizing for Village Three (Dexter Wilson 2020a). A Water Supply Assessment prepared
in conjunction with the University Villages FEIR estimated the water demand would be
approximately 2,393 acre-feet per year (AF/YR), and the subsequent revisions to the approved
project in 2016 increased that estimate by 81 AF/YR (Dexter Wilson 2020a). The proposed
modifications would result in a reduction of 122 AF/YR (including the FlatRock property) when
compared to the approved project (Dexter Wilson 2020a). Additionally, the proposed
modifications would decrease total water conservation savings by 4.8 percent (Dexter Wilson
2020b). The estimated recycled water use is slightly decreased from the 2016 report due to a shift
in the proposed land uses. Residential water conservation savings are also decreased slightly due
to the decrease in the number of single family residential units. Therefore, the proposed
modifications do not result in any new or more severe impacts to water infrastructure or supply.
The proposed modifications would result in a 25 percent decrease in sewer flow projected from
the original sewer study prepared for the University Villages FEIR in 2014 but would result in an
increase in sewer flows by approximately 6 percent when compared to the approved project
(Dexter Wilson 2020c). This incremental increase in sewer flows would still be accommodated by
planned on site sewer system sizing as well as regional sewer infrastructure (Salt Creek
Interceptor) (Dexter Wilson 2020c). Therefore, the proposed modifications do not result in any
new or more severe impacts to sewer infrastructure.
No new significant utilities impacts would occur beyond those identified in the University Villages
FEIR and the Village Two, Three, and Four FEIR; no additional mitigation is required.
Global Climate Change
GHG emissions and global climate change were addressed in Section 5.14 in the University
Villages FEIR. As described in the University Villages FEIR, the approved project would not
result in a significant impact related to compliance with Assembly Bill 32. However, the approved
project would have significant and unavoidable impacts related to substantially increased exposure
to the potential adverse effects of global warming. The University Villages FEIR determined the
approved project would result in further degradation to regional and local air quality from the
formation of ozone precursors. For purposes of mitigating the formation of ozone precursors and
minimizing the project’s exposure to the effects of global warming, Section 1.3 of the University
Villages FEIR identified project design features that would assist with the reduction of operational
5/26/2021 PC Agenda Page 47 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
27 February 2021
emissions contributing to ozone formation. However, no feasible mitigation measures are available
to reduce impacts to levels below significant.
Global climate change was not analyzed in the Village Two, Three, and Four FEIR as analysis of
such issues was not yet required by CEQA.
An update to the air quality and greenhouse gas emissions analysis was prepared to compare the
proposed modifications to the approved project (Dudek 2020a). The proposed project would result
in 24.7% fewer daily trips when compared to the approved project (Chen Ryan 2021). As a result,
operational emissions (specifically those resulting from mobile sources) associated with Village
Three would be reduced (Dudek 2020a). Construction emissions would remain unchanged, as no
change in the construction schedule or required construction equipment is anticipated (Dudek
2020a). Overall, GHG emissions would be reduced under the proposed modifications when
compared to the approved project. No new significant climate change impacts would occur beyond
those identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
Hazards and Risk of Upset
Hazards were addressed in Section 5.15 in the University Villages FEIR. The University Villages
FEIR determined that impacts associated with historic agricultural use of the property and the
proximity to Brown Field Municipal Airport would result in potentially significant impacts. The
University Villages FEIR also determined that Munitions of Explosive Concern exist on the
Village Ten site. However, since the proposed modifications does not involve modifications to the
Village Ten site, this impact and associated mitigation are not included in the analysis below.
Otay Ranch land was historically cultivated for agricultural use (primarily dry-farmed grain crops).
In some areas, contaminated soils associated with former agricultural use have been identified.
Soils in the project area may contain organochlorine pesticides, organophosphorus pesticides,
organochlorine herbicides, and metals including arsenic. In the event that the proposed project
encounters contaminated soils during grading and excavation, increased health risks to
construction workers and future residents could occur, as well as potential impacts on water
quality. The University Villages FEIR determined that prior to mitigation the project would have
potentially significant impacts associated with exposure of construction workers and future
residents to pesticide residues. MM HAZ-1 requires a soils assessment to be prepared to determine
whether residual pesticides, herbicides, and/or arsenic are present on site.
The nearest airport to Village Three is the Brown Field Municipal Airport, which is located
approximately 3 miles south. The University Villages FEIR determined that the Village Three
5/26/2021 PC Agenda Page 48 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
28 February 2021
North and a Portion of Village Four SPA does not lie within the Flight Activity Areas on either
the runway approach or departure paths. However, the Village Three North and a Portion of
Village Four SPA is located within the Brown Field Airport Federal Aviation Administration
(FAA) height notification boundary (Federal Aviation Regulations at 14 CFR, Part 77 (FAR Part
77)). FAR Part 77 is issued by the FAA and establishes the standards which govern the height of
objects on and around an airport. The University Villages FEIR determined that impacts would be
potentially significant prior to mitigation. Since the proposed project is in the same location as the
approved project, compliance with MM HAZ-3 through MM HAZ-5 would be required in order
to reduce impacts to below a level of significance. Mitigation measures include filing a Notice of
Proposed Construction or Alteration with the FAA, providing proof of FAA clearance to the
satisfaction of the Development Services Director, and recording the Airport Overflight
Agreement with the County Recorder’s office.
The University Villages FEIR further determined that implementation of a Fire Protection Plan
(FPP) prepared for the approved project would reduce wildland fire risk to a less than significant
level. The FPP outline defensible space requirements based on the potential risk and predicted
fire behavior. The structures of the approved project would include ignition resistant materials per
the latest Chula Vista Fire and Building Codes. Structure protection would be complemented by a
system of improved water availability, capacity and delivery; fire department access; monitored
defensible space/fuel modification; interior fire sprinkler systems in all structures, monitored
interior sprinklers in applicable structures; and other components that would provide properly
equipped and maintained structures with a high level of fire ignition resistance.
Hazards were addressed in Section 5.14 in the Village Two, Three, and Four FEIR. The Village
Two, Three, and Four FEIR determined that potentially significant impacts related to previous
agricultural use would be mitigated to a level below significance. The Village Two, Three, and
Four FEIR similarly concludes that implementation of an FPP would reduce risk of wildland fire.
The proposed modifications would not substantially alter the land uses which could cause an
increase in the severity of previously identified impacts. Impacts could still result due to
earthmoving activities and the historical agricultural use of the land. Mitigation measures
identified in the FEIRs would still be required to reduce potentially significant impacts from
hazardous materials to a level below significance. Similarly, coordination and notification with
FAA would still be required of the proposed modifications.
The proposed modifications would introduce residential structures adjacent to Wolf Canyon,
which will remain as open space after project implementation and poses a wildfire threat. An
update to the FPP was prepared for the proposed modifications (Dudek 2021f). The Village Three
North and Portion of Village Four FPP for the approved project was approved by the City Chula
5/26/2021 PC Agenda Page 49 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
29 February 2021
Vista Fire Department (CVFD) in 2014. In October 2016, Section 4.3 of the Village Three North
and Portion of Village Four FPP was revised to address the application of Chapter 7A of the
California Building Code (CBC). The first amendment to the Village Three North and Portion of
Village Four FPP was approved by the CVFD in December 2016.
The approved FPP, as revised, was compared with the proposed modifications (Dudek 2021f).
Based on the evaluation of both documents, it was determined that the findings of the approved
FPP, as revised, remain applicable and valid with some minor changes. The second amendment to
the FPP incorporates the R-20 parcel into the FPP boundary and establishes a 100-foot fuel
modification zone at the perimeter. The second amendment also includes text updates to Section
1.3 to address current 2019 Chula Vista Fire Codes and 2019 California Fire Code; Section 3.0 to
update CVFD Fire Response Capabilities; Section 4.1 to require compliance with the Approved
and Prohibited Plant Lists; Section 4.1.2 to address the interface of Village 3 at Heritage Road;
Section 4.2 to address Fire Access Road requirements; Section 4.2.1 to require 24-foot minimum
fire apparatus access roads; Section 4.2.; to require dead end fire apparatus access road, where
appropriate; Section 4.2.5 to require fire hydrant spacing at 300 or 500 feet depending on building
type and Section 4.3 to require CVFD/maintenance access every 1,000 linear feet at the project
boundary. (Dudek 2021f). These amendments are consistent with the approved FPP and analysis
contained in the University Village FEIR. Therefore, the proposed modifications would not
increase potential impacts related to wildland fire. No new significant hazards or risk of upset
impacts would occur beyond those identified in the University Villages FEIR and the Village Two,
Three, and Four FEIR; no additional mitigation is required.
Housing and Population
Population and housing impacts associated with the approved project are discussed in Section 5.16
in the University Villages FEIR. As stated therein, the approved project would result in an
approximate population increase of 5,174 people. The University Villages FEIR determined that
although the approved project would result in substantial population growth, compliance with the
General Plan and Otay Ranch GDP amendments and the Growth Management Oversite
Commission and related thresholds, preparation of a Public Facilities Financing Plan, payment of
Development Impact Fees and Transportation Development Impact Fees, and adherence to the
updated San Diego Association of Governments (SANDAG) 2050 Regional Growth Forecast
would ensure that the approved project would have less than significant impacts associated with
population growth. Therefore, no mitigation measures would be required.
Population and housing impacts associated with the approved project are discussed in Section 5.8
in the Village Two, Three, and Four FEIR. As discussed in the Village Two, Three, and Four FEIR,
the approved project would result in an increase in population of 0.01 percent over the adopted
5/26/2021 PC Agenda Page 50 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
30 February 2021
Otay Ranch GDP. This increase would not result in a substantial change therefore, it does not
represent substantial population growth or a significant direct impact on the environment. Impacts
were determined to be less than significant.
The proposed modifications would result in the transfer of 41 DUs from Village Nine to
Village Three through an increase of the authorized units in Village Three from 1,597 to 1,638
DUs and correspondingly a reduction in the authorized unit in Village Nine from 4,000 to
3,959 DUs. While the proposed modifications wou ld result in a direct increase in potential
residential population within Village Three, the increase would be balanced through the
reduction of authorized units within Village Nine. Therefore, potential population growth
within Otay Ranch would remain as analyzed in the FEIRs. Additionally, the proposed
modifications would not require an expansion of the development footprint from that studied in
the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore, there would be
no new potential to displace existing people or housing. No new significant mineral resource
impacts would occur beyond those identified in the University Villages FEIR and the Village Two,
Three, and Four FEIR; no additional mitigation is required.
Mineral Resources
Mineral resources are addressed in Section 5.17 in the University Villages FEIR. As stated in the
University Villages FEIR, the Village Three North and Portion of Village Four site is located in
Mineral Resource Zone 3 (MRZ-3). The MRZ-3 classification for mineral resources represents
an area that has the potential for mineral deposits but where no resources have been identified.
As determined in the University Villages FEIR, although Village Three and a Portion of Village
Four would be located on MRZ-3 land, implementation of the approved project would not result
in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state. As such, impacts would be less than significant.
Mineral resources are addressed in Section 9.1 in the Village Two, Three, and Four FEIR. It was
determined that known significant mineral deposit do not occur within the approved project area.
The proposed modifications would not require an expansion of the development footprint from
that studied in the University Villages FEIR and Village Two, Three, and Four FEIR. Therefore,
no new areas that may contain mineral resources outside the previously evaluated development
area would be encountered. No new significant mineral resource impacts would occur beyond
those identified in the University Villages FEIR and the Village Two, Three, and Four FEIR; no
additional mitigation is required.
5/26/2021 PC Agenda Page 51 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
31 February 2021
7 CONCLUSION
This document identifies all changed circumstances and provides on the proposed modifications
that were not previously disclosed in the University Villages FEIR. The City has determined that
none of the changes associated with the proposed project require the preparation of a Subsequent
or Supplemental EIR pursuant to CEQA Guidelines Sections 15162 and 15163.
Pursuant to Section 15164 of the CEQA Guidelines and based on the above discussion, I hereby
find that approval and implementation of the proposed modifications will result in only minor
technical changes or additions, which are necessary to make the University Villages FEIR
adequate under CEQA.
______________________________ ___________
Name/Title Date
Attachments: Figure 1, Regional Map
Figure 2, Project Area
Figure 3, Approved Site Utilization Plan – Village Three North and a Portion of Village Four
Figure 4, Approved Site Utilization Plan – FlatRock Property
Figure 5, Proposed Site Utilization Plan – Village Three and a Portion of Village Four
5/26/2021 PC Agenda Page 52 of 1005
Addendum to EIR
University Villages – Village Three North and a Portion of Village Four
32 February 2021
8 REFERENCES
Chen Ryan. 2021. Otay Ranch Village 3 North and a Portion of Village 4 Trip Generation
Review. February 12.
City of Chula Vista. 2006. Otay Ranch Villages Two, Three, and a Portion of Village Four SPA
Plan Final Second Tier Environmental Impact Report. May.
City of Chula Vista. 2014. University Villages Comprehensive SPA Plan Amendment Final
Environmental Impact Report. December.
City of Chula Vista. 2016. Addendum to EIR – University Villages – Village Three North and a
Portion of Village Four. September 19.
Dexter Wilson. 2020a. Otay Ranch 3 SPA Amendment Water Evaluation. October 30.
Dexter Wilson. 2020b. Otay Ranch 3 SPA Amendment Water Conservation Plan Evaluation.
October 30.
Dexter Wilson. 2021c. Otay Ranch Village 3 SPA Amendment Sewer Evaluation. February 8.
Dudek. 2020a. Otay Ranch Village Three Project – Air Quality and Greenhouse Gas Update.
October 5.
Dudek. 2020b. Health Risk Assessment Report for the Otay Ranch Village 3 North Project, City
of Chula Vista, California. December.
Dudek. 2020c. Otay Ranch Village Three – Noise Update Analysis. October 5.
Dudek. 2020d. Otay Ranch Village Three Project – Archaeological and Paleontological Update.
October 5.
Dudek. 2020e. Otay Ranch Village Three Addendum, Review of Biological Resources. October
5.
Dudek. 2021f. Village 3 North and a Portion of Village 4 Fire Protection Plan 2nd Amendment.
February 17.
5/26/2021 PC Agenda Page 53 of 1005
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FIGURE 1Regional Map
0 15510MilesI
^
Project Location
University Villages – Village Three North and a Portion of Village Four Sectional Planning Area Addendum
5/26/2021 PC Agenda Page 54 of 1005
FIGURE 2
AERIAL SOURCE: BING MAPPING SERVICE
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Feet
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Planned and Future Facilities
Off-Site Improvements
Approved Project Area
Sectional Planning Area Boundary
University Villages – Village Three North and a Portion of Village Four Sectional Planning Area Addendum
5/26/2021 PC Agenda Page 55 of 1005
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FIGURE 3
Approved Site Utilization Plan - Village Three North and a Portion of Village Four (2016)
5/26/2021 PC Agenda Page 56 of 1005
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FlatRock Property
FIGURE 4
Approved Site Utilization Plan - FlatRock Property (2006)
5/26/2021 PC Agenda Page 57 of 1005
University Villages - Village Three North and a Portion of Village Four Sectional Planning Area Addendum
FIGURE 5
Proposed Site Utilization Plan - Village Three and a Portion of Village Four
5/26/2021 PC Agenda Page 58 of 1005
OTAY RANCH VILLAGE 3
Chula Vista General Plan Amendment Report
March 2021
PREPARED FOR:
HOMEFED VILLAGE III MASTER, LLC/FLATROCK LAND COMPANY, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Adopted _____________
By Resolution No. _____________
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
619-823-1494
5/26/2021 PC Agenda Page 59 of 1005
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5/26/2021 PC Agenda Page 60 of 1005
Table of Contents
I. Introduction ................................................................................................................................... 1
II. Existing Site Conditions ............................................................................................................ 2
III. Proposed Amendments and Project Proposal ............................................................................ 3
A. Proposed Amendments .............................................................................................................. 3
B. Project/Proposal ......................................................................................................................... 3
C. Development Schedule .............................................................................................................. 4
D. Fiscal Impact Analysis Update .................................................................................................. 4
E. Other Village 3 North Entitlements ........................................................................................... 5
IV. Land Use Considerations ........................................................................................................... 5
V. Economic Considerations .......................................................................................................... 6
VI. Environmental Considerations ................................................................................................... 6
VII. Housing Development Considerations ...................................................................................... 6
VIII. Infrastructure Considerations ................................................................................................. 6
IX. Public Benefit Consideration ..................................................................................................... 7
X. Annexation ................................................................................................................................. 7
XI. List of Proposed General Plan Amendments ............................................................................. 7
Attachment A Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Amendment – Chula
Vista General Plan Consistency Analysis
Attachment B Village 3 Fiscal Impact Analysis Summary Report
Attachment C Otay Ranch Village 3 Market Analysis of Industrial and Office Uses
5/26/2021 PC Agenda Page 61 of 1005
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5/26/2021 PC Agenda Page 62 of 1005
Otay Ranch Village 3
Chula Vista General Plan Amendment Report
Page 1 March 2021
I. Introduction
The Village 3 portion of Otay Ranch (“Project Area”) was originally entitled when the Otay
Ranch General Development Plan (GDP)/Otay Subregional Plan (SRP) was adopted by the
Chula Vista City Council and San Diego County Board of Supervisors in 1993. The GDP
designated the Village 3 area as “Industrial,” while the SRP designated Village 3 as a
residential village. Village 3 was subsequently included within the boundaries of the Villages
2, 3 and a Portion of Village 4 SPA Plan, approved by the Chula Vista City Council in 2006.
Village 3 was approved with an “Industrial” land use designation in 2006. On December 2,
2014, as part of the University Village entitlements, the CVGP land use designations in Village
3 were modified. While the area adjacent to the Otay Landfill remained “Industrial,” the land
use designations for the Village 3 area east and south of Heritage Road were modified to
include a mixed-use village, comprised of single family residential, multi-family residential,
mixed use residential, mixed use commercial, office and other village-serving uses. However,
the 2014 entitlements excluded a portion of Village 3 south of Main Street; therefore the
property remain designated “Industrial.” Entitlements approved in 2014 included a CVGP
amendment, GDP amendment, Village 3 North and a Portion of Village 4 SPA Plan and
Tentative Map (CVT #13-02).
The Chula Vista City Council approved amendments to the CVGP, GDP, Village 3 North and
a Portion of Village 4 SPA Plan, a rezone and a new Tentative Map (CVT 16-03) on December
6, 2016.
On May 29, 2020, HomeFed Village III Master, LLC/FlatRock Land Company, LLC
(HomeFed) filed an application with the City of Chula Vista that proposes revisions to the
Village 3 land plan The land use changes include expanding the Village 3 North and a Portion
of Village 3 Specific Planning Area (SPA) Plan boundary to include the approximately 54-
acre portion of Village 3 south of Main Street (FlatRock Parcel), changing land uses within
Village 3 from “Professional & Office” to Residential High, “Research & Limited Industrial”
to “Residential Medium-Hgh and “Residential Medium” to “Residential Medium-High” and
transferring 41 “Town Center” multi-family residential units from Village 9 to Village 3. With
the addition of the FlatRock, Parcel, the SPA Plan would include the entire Village 3 area as
defined in the Otay Ranch General Development Plan, and the SPA Plan would no longer refer
to “Village 3 North,” but would refer to “Village 3” as this village is defined in the Otay Ranch
GDP.
Amendments to the Chula Vista General Plan, Otay Ranch General Development Plan, the
Village 3 North and a Portion of Village 4 SPA Plan, the Village 9 SPA Plan and the Village
9 Tentative Map are necessary to implement the proposed changes. Tentative maps for the
updated residential parcels are also necessary to implement the proposed changes. The
proposed changes would increase the total residential unit count in Village 3 from 1,597 units
to 1,638 units and reduce the total residential unit count in Village 9 from 4,000 units to 3,959
units.
The portion of Village 3 property subject to the proposed amendment is limited to three parcels
(R-6, R-19 and R-20) that were historically utilized for dry farming activities. The current sites
5/26/2021 PC Agenda Page 63 of 1005
Otay Ranch Village 3
Chula Vista General Plan Amendment Report
Page 2 March 2021
designated “Professional & Office” and “Residential Medium-High” (R-19 and R-6
respectively) are graded and vacant. The FlatRock Parcel (R-20) is designated Research &
Limited Industrial and is undeveloped, with the exception of an existing on-site water quality
basin. The balance of Village 3 is built-out with the exception of several industrial sites located
adjacent to Heritage Road.
II. Existing Site Conditions
The Project Area is located in the southwestern portion of the Otay Valley Parcel of Otay
Ranch – within the CVGP, Otay Ranch Subarea – Western District. The Project Area is within
the municipal boundaries of the City of Chula Vista. Village 3 is comprised of approximately
463 acres. The current CVGP designates Village 3 a mixed use village containing Medium and
Medium-High Residential, Research & Limited Industrial, Professional & Office and a village
core comprised of Mixed Use Residential, a neighborhood park and elementary school site.
The Project Area is zoned Planned Community (PC) with the zoning districts established in
the Village 3 North and a Portion of Village 4 Planned Community District Regulations.
Surrounding land uses include Village 2 and the Otay Landfill to the north, Light Industrial
land uses to the west, the Otay River Valley to the south and the Wolf Canyon open space
preserve to the east. The Project Area landform consists of large mesas north of the Otay River
Valley and Wolf Canyon. The southern and eastern edges of Village 3 consist of undulating
slopes of Wolf Canyon and the Otay River Valley.
Access to the Project Area is provided via existing
Heritage Road, a six-lane prime arterial which was
extended south from Olympic Parkway through
Village 3 with development of Village 3 land uses.
The future extension of Main Street east from its
current terminus at Heritage Road is planned to
serve the development areas south of Main Street.
Regional access is provided via I-805 to the west
and SR-125 to the east. (See Vicinity Map below)
Access, surrounding land use designations and
adopted and proposed Village 3 land use
designations are depicted on the “Adopted General
Plan Land Use Diagram” and “Proposed General
Plan Land Use Diagram” provided below.
Vicinity Map
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III. Proposed Amendments and Project Proposal
HomeFed proposes to amend very limited portions of the CVGP to facilitate implementation of an
improved and enhanced development plan for Otay Ranch Village 3. Village 3 is fully developed,
with the exception of the three parcels subject to this proposed CVGP Amendment and several
industrial parcel adjacent to Heritage Road. The portion of Village 3 included in the proposed project
is includes approximately 8.3 acres of High Residential, 16.5 acres of Medium-High Residential, 2.4
acres of Open Space, 35.1 acres of MSCP Open Space and 3.0 acres of Circulation (Main Street). The
proposed amendments to CVGP land use designations are outlined below.
A. Proposed Amendments
This proposal includes amendments to the General Plan Land Use Diagram (Figure 5-12, Page LUT-
47) to reflect the proposed Village 3 land use changes, including the following:
• Update the CVGP Land Use Maps and tables to change the land uses for R-6 from Low-
Medium Residential to Medium-High Residential; R-19 from Professional & Office to
Medium-High Residential and R-20 from Limited Industrial to Medium-High Residential.
B. Project/Proposal
The Village 3 Site Utilization Plan would include 769 single -family detached dwelling units, 597
multi-family dwelling units and 272 multi-family units in a mixed use setting, for a total of 1,638
dwelling units. Other land uses within Village 3 include Light Industrial, elementary school,
neighborhood park, Open Space and Preserve Open Space.
Non-residential land uses include a 29.3 acres of Light Industrial uses that may include manufacturing,
storage and wholesale trades, services, commercial/retail, high-technology, bio-technical, bio-medical
and public and semi-public uses, a 10,000 square foot building constructed for a qualified CPF user,
20,000 square feet of retail commercial space, a public school, a public neighborhood park, a portion
of the Otay Ranch North Community Park (Village 4), several private recreation si tes and MSCP
Preserve Open Space areas. Uses described above are consistent with the proposed CVGP land uses
designations.
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A comparison between the approved Village 3 land uses and the 2021 Proposed Plan are depicted
below:
Table 1 – Comparison of Land Uses: 2016 SPA/2006 FlatRock Parcel Entitlements vs.
2021 Proposed Project
2016 SPA Land
Uses/2006 FlatRock
2021 Proposed Project
Land Uses
Approved vs. Proposed
Land Uses
Land Use Acres Units Acres Units Acres Units
Village 3 North/Por 4:
Medium Residential 107.5 1,002 102.1 769 -5.4 -233
Medium High Residential 13.5 317 29.2 257 +15.7 -60
High Residential 0 0 8.3 224 +8.3 +224
Mixed Use Residential 9.0 278 9.0 272 0 -6
Professional & Office
Commercial 8.3 0 0 0 -8.3 0
Community Purpose
Facility
2.7 2.7 0
Industrial 29.3 0 29.3 0 0 0
Park 25.9 0 25.9 0 0
School 8.3 8.3
Open Space Preserve 157.2 0 157.2 0 0 0
Open Space 40.1 32.2 0
Circulation 18.0 0 18.0 0 0 0
Subtotal 436.0 1,597 436.0 1,522 0 -75
FlatRock Parcel:
Industrial 11.3 0 -11.3 0
Medium-High Residential 0 10.1 116 +10.1 +116
Open Space Preserve 29.8 0 29.8 0 0 0
Open Space 4.5 0 5.7 0 +1.2 0
Circulation 3.0 3.0 +3.0
Subtotal 48.6 48.6 116 0 +116
TOTAL 484.61 1,597 484.6 1,638 0 +41
C. Development Schedule
Village 3 is built-out, with the exception of the three residential neighborhoods (R-6, R-19 and R-20)
and several industrial parcels adjacent to Heritage Road. The balance of Village 3 development is
anticipated to be completed within a 2-year period.
D. Fiscal Impact Analysis Update
Pursuant to the requirements in CVMC 19.09.040, Threshold Standards for City Facilities, H. Fiscal,
HomeFed prepared an updated fiscal analysis for the Proposed Project (Village 3 Fiscal Impact
Analysis Summary Report, DPFG, 2021 – See Attachment A). The fiscal update model assumed full
build out of all 1,638 residential and commercial and industrial land uses. The results generated from
the fiscal model meet the requirements of CVMC 19.09.040 and demonstrate that the 2021 SPA Plan
1 Acreage rounded to nearest 1/10th acre; therefore, total may vary based on rounding.
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will generate a net annual fiscal surplus in years 1 – 20 ranging from $602,744 to $1,208,682 per year
and a cumulative net fiscal surplus over the first 20 years of approximately $17,427,955.
E. Other Village 3 Entitlements
Along with this proposed CVGP Amendment, Home Fed is also concurrently processing the following
entitlements and agreements:
• Otay Ranch GDP Amendment;
• Village 3 North and a Portion of Village 4 SPA Plan Amendment (PC District Regulations,
Village Design Plan, Supplemental Public Facilities Finance Plan, Affordable Housing
Program;
• Rezone
• Tentative Maps;
• Development Agreement(s) Amendment
• Village 3 Core Master Precise Plan Amendment
IV. Land Use Considerations
HomeFed is proposing minor land use changes to Village 3 that will create new rental and
homeownership opportunities within Village 3 which increase the population and support village
serving and regional serving businesses. The revised land use plan provides thee new residential
neighborhoods, creating an opportunity for first time home buyers, move-up home buyers and renters
to live in Village 3.
The Village 3 land use plan establishes a pedestrian network that featur es the Chula Vista Regional
Trail, segments of the Chula Vista Greenbelt Trail and internal network including Village Pathway
connections, enhanced Promenande Trails, a centrally located paseo and the Village Trail. This
extensive pedestrian network provides pleasant and convenient walking routes to and through the
village core and provides connections to the City’s regional trail network. The proposed High-Density
Residential area (R-19) is planned within the Village 3 core area, with connections to the Chula Vista
Regional Trail along Main Street and the Village Pathway along Paseo Cultura. The two Medium -
High Residential areas are located south of Main Street and connect to Village 3 along the Chula Vista
Regional Trail along Main Street and Heritage Road. A planned Village Trail Connection located
north of Main Street in the southeast portion of Village 3 provides a direct connection to Village 3
from the R-6 and R-20 neighborhoods. A Future connection to the Chula Vista Greenbelt Trail is
located within the Otay River Valley is planned from the Chula Vista Regional Trail along Main Street.
A planned Bus Rapid Transit and local bus stops at the corner of Heritage Road and Main Street are
witin ½ mile of the R-20 and R-6 neighborhoods; while the R-19 neighborhood is within a ¼ mile of
the planned local bus stop located adjacent the Village 3 core area.
The proposed Village 3 plan remains compatible with adjacent land uses, while creating a unique
theme and experience for Village 3 residents and visitors. The architectural theme for Village 3 is
inspired by the historical agarian use the the Otay Ranch property and focuses on Transitional Spanish,
Farmhouse and Ranch styles. The landscape concept further implements this theme.
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V. Economic Considerations
HomeFed has entered into two Development Agreements (amendments) with the City. HomeFed
proposes to provide the City with a $4,000,000 financial contribution to be used by the City to facilitate
the creation of high-quality jobs and economic growth within the SR-125 corridor by attracting
industries and businesses that contribute diversification and stabilization to the local economy. A key
aspect of facilitiate such economic grown within the SR-125 corridor is the development of sites within
the University Innovation District that can accommodate high technology and large manufacturing
businesses or academic, institutional, and innovation-related businesses.
Pursuant to the requirements in CVMC 19.09.040, Threshold Standards for City Facilities, H. Fisc al,
HomeFed prepared an updated fiscal analysis for the Proposed Project (Village 3 Fiscal Impact
Analysis Summary Report, DPFG, 2021 – See Attachment A). The fiscal update model assumed full
build out of all 1,638 residential and commercial and industrial land uses. The results generated from
the fiscal model meet the requirements of CVMC 19.09.040 and demonstrate that the 2021 SPA Plan
will generate a net annual fiscal surplus in years 1 – 20 ranging from $602,744 to $1,208,682 per year
and a cumulative net fiscal surplus over the first 20 years of approximately $17,427,955.
VI. Environmental Considerations
Technical analyses were prepared to evaluate the potential impacts of the Proposed Project on air
quality, green house gases, noise, cultural resources, biological resources, traffic and geology. The
analyses support a determination that approval and implementation of the proposed modifications to
Village Three would not result in any additional significant environmental effects beyond those
previously analyzed under the Final Environmental Impact Report for the 2014 project.
VII. Housing Development Considerations
The Village 3 project is subject to the City of Chula Vista inclusionary affordable housing
requirements. As discussed above, the total authorized units within Village 3 would increase to 1,638
units. A portion of the Village 3 affordable housing obligation has been satisfied within Village 3 and
Village 8 West. The remaining obligation is calculated based on the incremental increase in authorized
units per the recorded agreements. As described the the Village 3 and a Portion of Village 4 Affordable
Housing Program (2020), the remaining Village 3 affordable housing obligation would be up to 19
low income units and 19 moderate income units. HomeFed will be required to enter to an amended
Balanced Communities Affordable Housing Agreement (Otay Ranch Village 3) to address this
remaining Village 3 affordable housing obligation prior to issuance of a final map for Parcels R-6, R-
19 or R-20, whichever map comes first.
VIII. Infrastructure Considerations
The 2014 Village 3 North and a Portion of Village 4 SPA includes a Public Facility Finance Plan
(PFFP) that outlines the infrastructure, services and facilities needed to serve Village 3, consistent
with the City’s Growth Management Program. The Supplemental PFFP (2020) addresses traffic,
police, fire and emergency medical services, schools, libraries, parks, trails and open space, water,
sewer, drainage, air quality, civic center corporation and other public faciities to ensure the proposed
Village 3 Plan provides the infrastructure necessary to serve the Project Area.
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IX. Public Benefit Consideration
The community focus on wellness and outdoor activities will enhance the quality of life of future
residents. The creation of a vibrant village core containing village-serving commercial/retail uses,
along with the provision of sites for businesses within Village 3 creates a synergy of land uses and a
dynamic environment where residents may live, recreate and work. The proposed Village 3 changes
will positively impact community character by creating a unique architectural and aesthetic theme that
will be consistent with the unique to Village 3 built environment.
In addition, the Proposed Project includes amendments to two Development Agreements with the
purpose of documenting the agreement between the City of Chula Vista and HomeFed. The City seeks
to facilitate the creation of high-quality jobs and economic growth within the SR-126 corridor by
attracing industries and business that contribute to diversification and stabilization of the local
economy. A key aspect of facilitating such economic growth within the SR-125 corridor is the
development of sites within the University Innovation District that can accommodate high
tenchnology and large manufacturing business or academic, institutional and innovation related
businesses (Qualified UID Uses). HomeFed has agreed to provide a $4,000,000 financial contribution
to the City to be used toward creating and attracting Qualified UID Uses. This contribution will
advance City interests and create a public benefit by attracting high -quality job producing businesses
and educational anchor institutions to the City of Chula Vista.
X. Annexation
No annexations actions are planned for Village 3.
XI. List of Proposed General Plan Amendments
With the proposed amendments, the Village 3 project will remain consistent with the Chula Vista
General Plan land use, transportation, economic development, housing, public facilities and services,
environmental and growth management objectives and policies. This section provides a list of
proposed amendments by CVGP page number. Adopted and Proposed diagrams, exhibits and tables
are provided below.
Chapter 4 – Land Use Plan
1. Page LUT-47, Figure 5: General Plan Land Use Diagram
Update Figure 5 to depict the following changes:
a. Convert an office site designated Professional & Office Commercial to a Residential High
land use designation;
b. Convert the area south of Main Street designated Research & Limited Industrial to a
Residential Medium-High land use designation;
c. Convert the area south of Main Street designated Residential Medium to Residential
Medium High.
2. Page LUT-59, Table 5-6: General Plan Land Use Distribution in 2030 (Acres)
Update the land use designations within the “East Chula Vista Subareas” to reflect the
proposed Village 3 land use distribution.
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3. Page LUT-60, Table 5-7: General Plan Land Use in 2030
Update dwelling units within the Residential Medium, Medium-High and High General Plan
Land Use Designations, Update the acreage within the Professional & Admin., Research & Limited
Industrial and Open Space to reflect the proposed Village 3 Project.
4. Page LUT-253, Figure 5-43: Otay Ranch Subarea – Western District
Update the diagram to reflect the proposed General Plan Land Use Designations within Village
3.
ADOPTED VILLAGE 3 - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12 (PAGE
LUT-47)
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PROPOSED VILLAGE 3 - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12 (PAGE
LUT-47)
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ADOPTED – GENERAL PLAN LAND USE DISTRIBUTION IN 2030 (ACRES)
TABLE 5-6, (PAGE LUT-59)
General Plan Land
Use Designation
Total
General
Plan Area
Bayfront Northwest Southwest
East
East Chula
Vista
Subareas
Unincorporated
Sweetwater
Subareas
Unincorporated
Otay Ranch
Subareas
Residential
Low 6,977 - 64 - 1,560 2,453 2,900
Low Medium 8,010 - 1,354 1,401 4,737 307 211
Medium 1,604 - 187 288 1,025 32 72
Medium High 665 - 143 113 312 - 97
High 525 - 124 253 148 - -
Urban Core 84 - 84 - - - -
Bayfront High 14 14 - - - - -
Commercial
Retail 826 - 115 202 477 32 -
Visitor 148 135 11 2 - - -
Professional & Admin. 160 13 61 7 67 12 -
Mixed Use
Mixed Use Residential 933 - 174 98 611 - 50
Mixed Use
Commercial 135 25 37 58 15 - -
Mixed Use Transit
Focus Area 122 - 83 39 - - -
Industrial
Limited Industrial 1,885 62 116 384 1,107 - 216
Regional Technology
Park 85 - - - 85 - -
General Industrial 175 175 - - - - -
Public, Quasi Public
and Open Space
Public, Quasi Public 2,901 55 225 321 1,880 381 39
Parks and Recreation 978 74 73 106 606 88 31
Open Space 7,305 100 215 617 3,578 1,101 1,694
Open Space Preserve 16,926 362 18 97 4,582 1,997 9,870
Open Space - Active
Recreation 375 8 44 - 323 - -
Water 2,672 1,498 - - - 9 1,165
Special Planning
Area
Eastern Urban Center 266 - - - 266 -
Resort 230 - - - - 230
Town Center 85 - - - 85 -
Other² 4,606 99 866 829 2,343 408 61
Total Acres 58,692 2,620 3,994 4,815 23,807 6,820 16,636
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PROPOSED – GENERAL PLAN LAND USE DISTRIBUTION IN 2030 (ACRES)
TABLE 5-6, (PAGE LUT-59) – Proposed Changes Shown in Red
General Plan Land
Use Designation
Total
General
Plan Area
Bayfront Northwest Southwest
East
East Chula
Vista
Subareas
Unincorporated
Sweetwater
Subareas
Unincorporated
Otay Ranch
Subareas
Residential
Low 6,977 - 64 - 1,560 2,453 2,900
Low Medium 8,010 - 1,354 1,401 4,737 307 211
Medium 1,599 - 187 288 1,020 32 72
Medium High 676 - 143 113 323 - 97
High 533 - 124 253 156 - -
Urban Core 84 - 84 - - - -
Bayfront High 14 14 - - - - -
Commercial
Retail 826 - 115 202 477 32 -
Visitor 148 135 11 2 - - -
Professional & Admin. 152 13 61 7 59 12 -
Mixed Use
Mixed Use Residential 933 - 174 98 611 - 50
Mixed Use
Commercial 135 25 37 58 15 - -
Mixed Use Transit
Focus Area 122 - 83 39 - - -
Industrial
Limited Industrial 1,875 62 116 384 1,096 - 216
Regional Technology
Park 85 - - - 85 - -
General Industrial 175 175 - - - - -
Public, Quasi Public
and Open Space
Public, Quasi Public 2,901 55 225 321 1,880 381 39
Parks and Recreation 978 74 73 106 606 88 31
Open Space 7,306 100 215 617 3,579 1,101 1,694
Open Space Preserve 16,926 362 18 97 4,582 1,997 9,870
Open Space - Active
Recreation 375 8 44 - 323 - -
Water 2,672 1,498 - - - 9 1,165
Special Planning
Area
Eastern Urban Center 266 - - - 266 -
Resort 230 - - - - 230
Town Center 85 - - - 85 -
Other² 4,609 99 866 829 2,346 408 61
Total Acres 58,692 2,620 3,994 4,815 23,807 6,820 16,636
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ADOPTED – GENERAL PLAN LAND USE IN 2030
TABLE 5-7, PAGE LUT-60
General Plan Land Use Designation 2030 Acres 2030 Dwelling
Units
RESIDENTIAL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,604 16,159
Medium High 665 10,314
High 525 15,382
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL
Retail 826
Visitor 148
Professional & Office 160
MIXED USE
Mixed Use Residential 933 17,639
Mixed Use Commercial 135
Mixed Use Transit Focus Area 122 3,782
INDUSTRIAL
Limited Industrial 1,885
Regional Technology Park 85
General Industrial 175
PUBLIC, QUASI PUBLIC AND OPEN
SPACE
Public/Quasi-Public 2,901
Parks and Recreation 978
Open Space 7,305
Open Space Preserve 16,926
Open Space - Active Recreation 375
Water 2,672
SPECIAL PLANNING AREA
Eastern Urban Center 266 4,905
Resort 230
Town Center 85 1,929
OTHER* 4,606
TOTAL 58,692 124,958
* Streets, freeways, utility rights-of-ways
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PROPOSED – GENERAL PLAN LAND USE IN 2030
TABLE 5-7, PAGE LUT-60 – Proposed Changes Shown in Red
General Plan Land Use Designation 2030 Acres 2030 Dwelling
Units
RESIDENTIAL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,599 15,926
Medium High 676 10,370
High 533 15,606
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL 50
Retail 826
Visitor 148
Professional & Office 160
MIXED USE
Mixed Use Residential 933 17,633
Mixed Use Commercial 135
Mixed Use Transit Focus Area 122 3,782
INDUSTRIAL
Limited Industrial 1,875
Regional Technology Park 85
General Industrial 175
PUBLIC, QUASI PUBLIC AND OPEN
SPACE
Public/Quasi-Public 2,901
Parks and Recreation 978
Open Space 7,306
Open Space Preserve 16,926
Open Space - Active Recreation 375
Water 2,672
SPECIAL PLANNING AREA
Eastern Urban Center 266 4,864
Resort 230
Town Center 85 1,929
OTHER* 4,609
TOTAL 58,692 124,958
* Streets, freeways, utility rights-of-ways
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ADOPTED – OTAY RANCH SUBAREA – WESTERN DISTRICT
FIGURE 5-43, PAGE LUT-253
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PROPOSED – OTAY RANCH SUBAREA – WESTERN DISTRICT
FIGURE 5-43, PAGE LUT-253
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ATTACHMENT A
OTAY RANCH VILLAGE 3 AND A PORTION OF VILLAGE 4 SPA
PLAN AMENDMENT
GENERAL PLAN CONSISTENCY ANALYSIS
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Page 1
Village 3 SPA Amendment – Chula Vista General Plan Consistency Analysis
GENERAL PLAN ELEMENT OBJECTIVE/POLICY SPA AMENDMENT CONSISTENCY RESPONSE
LAND USE AND TRANSPORTATION
Objective LUT 1 - Provide a balance of residential and non-residential development throughout the City that achieves
a vibrant development pattern, enhances the character of the City, and meets the present and future needs of all
residents and businesses.
LUT 1.1 Ensure that land uses develop in accordance
with the Land Use Diagram and Zoning Code
in an effort to attain land use compatibility.
The Chula Vista General Plan designates the portions of
Village 3 Residential Medium, Research & Limited
Industrial and Professional & Office. Upon approval of
proposed amendments to the Village 3 SPA Plan and PC
District Regulations the project land uses would be in
accordance with the amended General Plan Land Use
Diagram.
The City of Chula Vista contracted with HR&A Advisors,
Inc. to prepare an analysis of the potential implications of
the proposed rezoning (Otay Ranch Village 3 Market
Analysis of Industrial and Office Uses (HR&A Advisors,
Inc. March 2021) (“Market Analysis”), provided as an
attachment to this report).
The Market Analysis estimated that the City would need
approximately 118 to 239 acres of industrially zoned land
to meet the calculated demand for 1.9 million to 3.8 million
square feet of industrial space in Chula Vista by 2050. The
Market Analysis concluded that, if the proposed project is
approved, between 190 and 311 net acres of land zoned for
industrial use are likely to remain within Chula Vista.
The Market Analysis estimated that there is a demand for
1.4M to 2.3M square feet of new office space in Chula Vista
by 2050, requiring 94 to 145 acres of land. Chula Vista
currently has enough land to accommodate the projected
office demand with a surplus of 381 to 653 acres of vacant
of office-accommodating land remaining after 2050, using
a conservative assumption of the future office development
density.
The current proposal for residential residential use is
compatible with the existing Village 3 residential
development south of Main Street and within the Village 3
core area.
LUT 1.2 Coordinate planning and redevelopment
activities and resources to balance land uses,
amenities, and civic facilities in order to sustain
or improve the quality of life.
Village 3 provides a balance of land uses, amenities and
civic land uses, include 20,000 square feet of neighborhood-
serving commercial/retail uses, 29.3 acres of industrial uses,
a 10,000 square foot Community Purpose Facility building,
a public elementary school, a public neighborhood park,
trails, private creation facilities, 187 acres of MSCP
Preserve Open Space.
LUT 1.4 Seek to achieve an improved balance between
jobs and housing in Chula Vista.
The project provides housing in close proximity to the
major employment centers in Chula Vista, Otay Mesa and
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GENERAL PLAN ELEMENT OBJECTIVE/POLICY SPA AMENDMENT CONSISTENCY RESPONSE
downtown San Diego. In addition, Village 3 includes 29.3
acres of industrial uses, 20,000 square feet of
commercial/retail space, a 10,000 square foot CPF building
and a public elementary school, designed to serve the 1,638
residential homes within Village 3.
LUT 1.5 Endeavor to create a mixture of employment
opportunities for citizens’ at all economic
levels.
As provided for in the Development Agreements (DA)
between the Applicant and the City of Chula Vista the
Applicant would provide $4M to be used by the City to
facilitate the creation of high quality jobs within the SR-125
corridor or a commercial/academic building that can
facilitate either an academic or private-sector market-rate
project to advance the vision of the University Innovation
District Master Plan which will create high value jobs for
all income levels. In addition, Village 3 includes a mix of
job-producing land uses, including 29.3 acres of industrial
uses, 20,000 square feet of commercial/retail space, a
10,000 square foot CPF building and a public elementary
school.
LUT 1.6 Attract and maintain land uses that generate
revenue for the City of Chula Vista, while
maintaining a balance of other community
needs, such as housing, jobs, open space, and
public facilities.
The Village 3 Fiscal Impact Analysis prepared for the
Project (Village 3 Amendment – Fiscal Impact Analysis,
DPFG, December, 2020 – See Attachment A) demonstrates
that the Project complies with LUT 1.6 and CVMC Section
19.09.040.H.3 in that it produces net positive revenue to the
City of Chula Vista over the 20-year timeframe. The fiscal
update model assumed full build out of all 1,638 residential
and commercial and industrial land uses. The results
generated from the fiscal model meet the requirements of
CVMC 19.09.040 and estimate that the Proposed Project
will generate a net annual fiscal surplus in years 1 – 20
ranging from $602,744 to $1,208,682 p er year and a
cumulative net fiscal surplus over the first 20 years of
approximately $17,427,955.
Along with providing 1,638 residential homes, the project
provides job producing land uses including industrial,
commercial CPF and a public school and the preservation
of 187 acres of land designated as part of the City’s MSCP
Preserve.
The Development Agreements provide the City with an
opportunity to facilitate economic growth by the Applicant
providing $4.0 million to support funding for the
development of University Innovation District (UID)
qualified uses which would provide a catalyst for
development that could generate high-quality jobs in
locations currently suitable for construction.
Also see Response to LUT 1.1 above.
LUT 1.7 Provide high-quality public facilities, services,
and other amenities within close proximity to
residents.
Village 3 provides high quality public facilities and services
within close proximity to residents, including a public
neighborhood park, public elementary school, private
recreation and open space areas. Village 3 includes a
network of pedestrian facilities including the Village
Pathway within the Village Core, a paseo connecting single
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GENERAL PLAN ELEMENT OBJECTIVE/POLICY SPA AMENDMENT CONSISTENCY RESPONSE
family neighborhoods to the park and school, the village
trail, the Chula Vista Regional Trail along Heritage Road
and Main Street and portions of the Chula Vista Greenbelt
Trail within the Otay River Valley.
In addition, the project includes a portion of the Otay Ranch
North Community Park, intended to serve Village 3
residents and other villages in Otay Ranch.
LUT 1.8 Pursue higher density residential categories
and retail demand that are not being met within
the City.
The Project’s residential land uses are in the ‘High” and
“Medium-High” residential category consistent with this
objective. Consistent with the Chula Vista General Plan,
Village 3 includes a 20,000 square foot retail/commercial
center (constructed with leasing underway) as part of the
Mixed Use project located within the Village 3 core area.
In addition to the completed residential homes within
Village 3, the project would provide a total of 418 rental and
for-sale multi-family homes to provide much needed
housing and help meet the City’s housing demands
identified in the SANDAG Housing Needs Assessment
Report. In addition, through payment of the $4M provided
for in the Development Agreements, the project provides
economic stimulus funding that benefits the entire City of
Chula Vista.
LUT 1.9 Provide opportunities for development of
housing that respond to diverse community
needs in terms of density, size, location, and
cost.
The Project provides for-sale housing to meet the needs of
a diverse community. Densities range from 10.6 to 27.0
units per acre and products provide a range of bedroom
typologies for singles, couples, and families. Some homes
may have private rear yards, while the highest density are
planned as rental apartments with on-site amenities. Product
types are focused on providing attainable housing as well as
meeting the need for move-up home buyers. Though the
Project will not include any additional on-site affordable
housing, it will enter into an amended Chula Vista Balanced
Affordable Housing Agreement in conformance with the
City’s Balanced Community Affordable Housing policy.
LUT 1.10 Maintain an adequate supply of land
designated and zoned for residential use at
appropriate densities to meet housing needs,
consistent with the objective of maintaining a
balance of land uses.
The Project supports the creation of new housing as
articulated in the Housing Element. The Project will
provide a total of 418 housing units for the current and
future residents of Chula Vista which, combined with the
provisions in the Development Agreement financial
stimulus, enhances the jobs/housing balance in the City of
Chula Vista.
LUT 1.13 Maintain neighborhood and community
shopping centers of sizes and at locations that
offer both choice and convenience for shoppers
and residents, while sustaining a strong retail
base for the City.
Village 3 includes 29.3 acres of industrial uses, 20,000
square feet of commercial/retail space, a 10,000 square foot
CPF building and a public elementary school, designed to
serve the 1,638 residential homes within Village 3 and
adjanct villages.
There were no other retail uses anticipated in the Chula
Vista General Plan within Village 3; however there are
plans for additional commercial and retail uses within
Village 2 which will be convenient to Village 3 residents..
The project will not impact the availability or sustainability
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of existing retail shopping centers. In fact, the increased
population resulting from the Project will increase use of
the existing Village 3 and future Village 2 retail uses,
thereby enhancing the viability neighborhood shopping
centers.
LUT 1.15 Allow office uses that are associated with
complementary commercial service businesses
in commercial service areas.
The Applicant’s contribution of $4M to the City of Chula
Vista provides a financial stimulus which will increase the
ability of the City to assist and attract employers to grow
their operations in the City of Chula Vista thus resulting in
varied office and commercial uses and future job creation.
These public benefits will advance the interests and meet
the needs of Chula Vista’s residents and visitors to a
significantly greater extent than the vacant land under the
current entitlements and absent the provisions in the
Development Agreements.
LUT 1.17 Encourage the development of cultural and
performing arts nodes in different areas
throughout the City, each with a specific non -
competing focus, such as viewing
performances or works of art, and learning
about, creating, or purchasing art.
Construction and dedication of the Village 3 neighborhood
park and dedication of a portion of the Otay Ranch
Community Park will provide opportunities for the City to
support programming within the City’s public park system
to encourage a diversity of uses, which may include art
shows and cultural festivals.
Objective LUT 3 - Direct the urban design and form of new development and redevelopment in a manner that blends
with and enhances Chula Vista’s character and qualities, both physical and social.
LUT 3.1 Adopt urban design guidelines and/or other
development regulations for all Districts or
Focused Areas of Change as presented in
Sections LUT 8.0 - 10.0 of the Land Use and
Transportation Element, as necessary, to
ensure that new development or redevelopment
recognizes and enhances the character and
identity of adjacent areas, consistent with this
General Plan’s Vision.
The Village 3 SPA Plan Amendment includes Planned
Community District Regulations and the Village 3 Design
Plan includes Landscape and Design Guidelines to ensure
new development recognizes and enhances the character
and identity of adjacent areas. The architectural theme for
the Project is a consistent with the Village 3 existing
agrarian architecture. In addition, the proposed Planned
Community District Regulations and design guidelines and
will be appropriately implemented to ensure the proposed
residential neighborhood establish a unique sense of place,
while connecting to the larger Village 3 developed
community.
LUT 3.2 Any such urban design guidelines and/or other
development regulations shall be consistent
with other, related policies and provisions in
this General Plan, including Sections 7.3
through 7.6.
The Village 3 SPA Plan Amendment includes Planned
Community District Regulations as well as the Village 3
Design Plan Landscape and Design Guidelines consistent
with the policies and provisions of the General Plan.
Objective LUT 5 - Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs,
and transit in appropriate locations throughout the City.
LUT 5.1 Promote mixed use development, where
appropriate, to ensure a pedestrian-friendly
environment that has opportunities for housing;
jobs; childcare; shopping; entertainment;
parks; and recreation in close proximity to one
another.
Consistent with General Plan Policy LUT 5.1, Village 3
contains a small mixed use center comprised of 272 rental
homes, 20,000 square feet of commercial retail space and a
10,000 square foot CPF building, providing opportunities
for shopping, entertainment, jobs, childcare and
entertainment. In addition, the village core includes 392
multi-family and courtyard homes, an elementary school
site, a public park and a private recreation center, providing
recreational opportunties within ¼ mile of all Village 3
residents. The Project would add 224 multi-family homes
to the village core area, within walking distance of Village
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3 amenities. The project also includes 194 multi-family
homes south of Main Street. Access to Village 3 amentities
is provided via the Chula Vista Regional Trail along Main
Street and Heritage Road, and the Village Trail at the
southeast corner of Village 3. See Exhibit 1, Aerial Context
Exhibit.
LUT 5.2 Encourage new development that is organized
around compact, walkable, mixed use
neighborhoods and districts in order to
conserve open space resources, minimize
infrastructure costs, and reduce reliance on the
automobile.
Consistent with the General Plan and Chula Vista MSCP
Subarea Plan, the project includes187 acres of land
designated for preservation as part of the MSCP Plan. The
development area is clustered within Village 3, surrounding
a compact, walkable, mixed use village core. Consistent
with the Otay Ranch GDP and the Village 3 SPA Plan,
infrastructure impacts have been reduced to the greatest
extent possible to minimize impacts to adjacent open space
resources. The project would be served from existing and
planned extensions of Chula Vista circulation element
roadways and infrastructure.
The project is served by a planned local bus stop along
Heritage Road, adjacent to the Village 3 core area and local
bus and future Bus Rapid Transit stops at the corner of
Heritage Road and Main Street. Pedestrian access to the
planned transit facilities is provided via the Chula Vista
Regional Trail along Heritage Road and Main Street. The
mixed use arrangement of Village 3 land uses and the
integrated system of pedestrian paths and trails connects the
residential neighborhoods to the village core along the
Village Pathway, a paseo and promenade streets.
LUT 5.3 Authorize and encourage mixed use
development in focus areas, including high-
density residential housing, neighborhood-
serving commercial, and office uses.
Consistent with General Plan Policy LUT 5.3, Village 3
contains a mixed use center comprised of 272 higher
density rental apartment homes, 20,000 square feet of
commercial retail space and a 10,000 square foot CPF
building, providing opportunities for shopping,
entertainment, jobs, childcare and entertainment. In
addition, the village core includes 392 multi-family and
courtyard homes, an elementary school site, a public park
and a private recreation center, providing recreational
opportunties within ¼ mile of all Village 3 residents. The
Project would add 224 multi-family homes to the village
core area, within walking distance of Village 3 amenities.
The project also includes 194 multi-family homes within
two neighborhoods south of Main Street. Access to Village
3 amentities from these neighborhoods is provided via the
Chula Vista Regional Trail along Main Street and Heritage
Road, and the Village Trail at the southeast corner of
Village 3.
The Applicant’s contribution of the $4M to the City will
increase the ability of the City to assist and attract
employers to grow their operations in the City of Chula
Vista thus resulting in varied office and commercial uses
and future job creation. These public benefits will advance
the interests and meet the needs of Chula Vista’s residents
and visitors to a significantly greater extent th an the vacant
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land under the current entitlements and absent the
Development Agreements.
LUT 5.4 Develop the following areas as mixed use
centers: Urban Core; Palomar Trolley Station;
EUC; and Otay Ranch Village Cores and Town
Centers.
See response to LUT 5.3 above.
LUT 5.11 Endeavor to reduce the number of peak hour
automobile trips by supporting increased
services near workplaces.
See response to LUT 5.3 above.
LUT 5.13 Higher density residential and mixed use
residential/commercial development should be
designed to: create a pleasant walking
environment to encourage pedestrian activity;
maximize transit usage; provide opportunities
for residents to conduct routine errands close to
their residence; integrate with surrounding uses
to become a part of the neighborhood rather
than an isolated project; use architectural
elements or themes from the surrounding
neighborhood; and provide appropriate
transition between land use designations to
minimize neighbor compatibility conflicts
The Project would add high density 224 High Residential
multi-family homes within the village core area, within
walking distance of Village 3 amenities, near the planned
transit stop along Heritage Road, and connected to the
Village Pathway, Regional Trail and perimeter Village
Trail. Consistent with the architectural guidelines in the
Village Design Plan and the Master Precise Plan, the R-19
neighborhood’s architectural design will be compatible
with the surrounding neighborhoods. The additional
residential neighborhood in the Village 3 Core is within
walking distance of retail/commercial uses providing
opportunities for residents to conduct routine errands close
to home, These additional residents may also make the
retail/commercial uses more viable.
The Project also includes 194 Medium-High Residential
multi-family homes within two neighborhoods south of
Main Street. Access to Village 3 amentities from these
neighborhoods is provided via the Chula Vista Regional
Trail along Main Street and Heritage Road, and the Village
Trail at the southeast corner of Village 3. See Figure 1,
Context Aerial, for pedestrian routes and distances between
residential neighborhoods a R-6 and R-20 and the Village
Core and transit stops.
The addition of more residential land uses within Village 3
south provide more homes close to the planned transit stop
at Heritage Road and Main Street, potentially expanding
transit use along this route. With the neighborhood school
planned adjacent to the retail/commercial area, residents
have the opportunity to conduct routine errands during
school drop off and pick up times. Consistent with the
Village Design Plan architectural guidelines, the R-6 and R-
20 architectural styles will be compatible with the existing
Village 3 residential and community amentity architectural
style.
See response to LUT 5.3 above.
Objective LUT 6 - Ensure adjacent land uses are compatible with one another.
LUT 6.1 Ensure, through adherence to design guidelines
and zoning standards, that the design review
process guarantees excellence in design and
that new construction and alterations to
The Village 3 SPA Plan Amendment includes Planned
Community District Regulations and the Village 3 Design
Plan which includes Landscape and Residential Design
Guidelines to ensure new development recognizes and
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existing buildings are compatible with the best
character elements of the area.
enhances the character and identity of adjacent areas. All
residential development is subject to the City’s Design
Review process.
LUT 6.2 Require that proposed development plans and
projects consider and minimize project impacts
upon surrounding neighborhoods.
The project includes PC District Regulations and
Landscape and Residential Design Guidelines are provided
in the Village 3 Design Plan. These regulations and
guidelines ensure the project is compatible with
surrounding neighborhoods. The project includes a 20’
landscape buffer along Main Street/Heritage Road. In
addition, the proposed residential neighborhoods are
setback from the adjacent MSCP Preserve area as they
provide a 100’ Preserve Edge which provides a buffer
between residential and preserve uses.
LUT 6.3 Require that the design of new residential,
commercial, or public developments is
sensitive to the character of existing
neighborhoods through consideration of
access, compatible building design and
massing, and building height transitions, while
maintaining the goals and values set forth in the
General Plan. Within transit focus areas,
design provisions should include requirements
for a minimum building step back of 15 feet for
every 35 feet in height, for edges abutting
residential uses.
Two of the sites (R-6 and R-19) included within the project
are graded, while the third site (R-20) is partially developed
with a water quality basin serving existing Village 3
development areas. Access to the project is provided via
existing and planne extensions of City of Chula Vista
circulation roadways and infrastructure. The project
includes PC District Regulations and Landscape and
Residential Design Guidelines to ensure the project is
compatible with existing Village 3 development. Because
of its location, the setback requirements provided in LUT
6.3 are not applicable to the project.
Objective LUT 7 - Appropriate transitions should be provided between land uses.
LUT 7.2 Require new or expanded uses to provide
mitigation or buffers between existing uses
where significant adverse impacts could occur.
See Response to LUT 6.2 above.
LUT 7.4 Require landscape and/or open space buffers to
maintain a naturalized or softer edge for
proposed private development directly
adjacent to natural and public open space areas.
The project a 100’ Preserve Edge to buffer development
from the adjacent MSCP Preserve areas, while maintaining
a softer edge between the land uses.
Objective –
LUT 8
Strengthen and sustain Chula Vista's image as
a unique place by maintaining, enhancing, and
creating physical features that distinguish
Chula Vista's neighborhoods, communities,
and public spaces, and enhance its image as a
pedestrian-oriented and livable community.
LUT 8.1 Develop a program to enhance the identity of
special districts and neighborhoods to create
variety and interest in the built environment,
including such items as signage, monuments,
landscaping, and street improvements.
The project would be subject to the Village 3 SPA Plan
Amendment Planned Community District Regulations as
well as Landscape and Residential Design Guidelines in the
Village 3 Design Plan which provide guidance for the
development of high-quality architecture, landscape, and
street improvements. The project would also comply with
the approved Village 3 Planned Sign Program, where
applicable.
LUT 8.2 Emphasize certain land uses and activities,
such as cultural arts; entertainment; specialty
retail; or commercial recreation, to enhance or
create the identity of specialized districts or
Focus Areas in the City.
Village 3 includes a mix of specialty commercial and public
amenities that create opportunities for a diversity of uses,
which may include art shows and cultural festivals as well
as commercial recreation opportunities.
LUT 8.3 Ensure that buildings are appropriate to their
context and designed to be compatible with
The Village 3 SPA Amendment includes residential
architectural guidelines. The project will be designed
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surrounding uses and enhance the desired
character of their District.
consistent with the established agrarian architectural theme
within Village 3. All residential development within the
project is subject to the City’s Design Review process.
LUT 8.4 Encourage and require, where feasible, the
incorporation of publicly accessible urban open
spaces, including: parks; courtyards; water
features; gardens; passageways; paseos; and
plazas, into public improvements and private
projects.
Village 3 includes a public park and private recreation and
open space system that provide Village 3 residents with a
variety of recreation opportunities. The mixed use project
located within the Village 3 core area provides gathering
space and a wide landscape median designed to
accommodate farmers markets, art displays and other
events. In additio,n the project includes a portion of the
Otay Ranch North Community Park (Village 4) which will
provide opportunities for publicly accessible open space,
recreation and gathering spaces.
LUT 8.5 Prepare urban design guidelines that help to
create pedestrian-oriented development by
providing:
• Varied and articulated building facades;
• Visual (first floor clear glass windows)
and physical access for pedestrians;
• Pedestrian circulation among parcels;
uses; transit stops; and public or publicly
accessible spaces;
• Human scale design elements;
• Ground floor residential and commercial
entries that face and engage the street;
and
• Pedestrian-oriented streetscape
amenities.
Village 3 is designed and constructed as a pedestrian
oriented community and meets the guidelines provided in
LUT 8.5. Development within the village core area is
subject to the Village 3 Master Precise Plan (amended) as
well as the overall Village 3 Design Plan. In addition, the
SPA Plan amendment includes landscape guidelines and
establishes an agrarian architectural theme to be
implemented within the project.
The Village 3 mixed-use development was designed and
constructed consistent with the guidelines in LUT 8.5.
LUT 8.6 Develop a master plan for artwork in public
places that would identify the types of art
desired and establish appropriate settings for
the display of art, including within public
rights-of-way and landscape medians.
LUT 8.6 is a City-wide objective; however, by constructing
and developing the neighborhood park within Village 3 and
providing public gathering space within the mixed use
project, Village 3 supports programming and activities
which may include public art displays.
LUT 8.7 Ensure that vacant parcels and parcels with
unsightly storage uses, such as auto salvage
yards, are appropriately screened from the
street to reduce their negative visual effects.
The approved Village 3 land use plan and the proposed
project are buffered from existing unsightly land uses by the
Village 3 industrial development area (29.3 acres).
Objective LUT 10 - Create attractive street environments that complement private and public properties, create
attractive public rights-of-way, and provide visual interest for residents and visitors.
LUT 10.2 Landscape designs and standards shall include
a coordinated street furniture palette, including
waste containers and benches, to be
implemented throughout the community at
appropriate locations.
The Village 3 Master Precise Plan provides landscape
design standards, which include street furnishings and
fixtures implemented within the Village 3 core area. The
project will comply with the Master Precise Plan as
amended.
LUT 10.3 Provide well-designed, comfortable bus stops
throughout the City.
Per Village 3 conditions of approval, the Applicant
provided the City with funding for planned bus and transit
stops and shelters which will be constructed by the City
when local bus service is available along established and
planned routes.
LUT 10.4 Prior to the approval of projects that include
walls that back onto roadways, the city shall
require that the design achieves a uniform
appearance from the street. The walls shall be
The Village 3 Design Plan provides approved fence and
wall designs and materials. In addition, the approved
Village 3 Landscape Master Plan includes a Fence and Wall
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uniform in height, use of materials, and color,
but also incorporate elements, such as pilasters,
that add visual interest.
Plan prepared consistent with City policies. The LMP
would be amended to address the project.
LUT 10.5 Require under grounding of utilities on private
property and develop a priority based program
of utility under grounding along public rights-
of-way.
All new utilities will be undergrounded, consistent with this
objective, except as required by utility providers. However,
the Applicant will coordinate with the City and utility
providers to place above-ground appurtenances in the least
intrusive locations.
LUT 10.6 Study the locational requirements of utility,
traffic control, and other cabinets and hardware
located in the public rights-of-way to
determine alternative locations for these items
in less obtrusive areas of the street
environment.
The location of utility facilities in the public realm is
designed to minimize intrusion into the street environment
and avoid conflicts with entry monuments and landscaping,
to the greatest extent feasible. Entry monuments proposed
for the project would be subject to the Village 3 Planned
Sign Program. See response to LUT 10.5 regarding
coordinating utility appurtenance locations.
Objective LUT 11 - Ensure that buildings and related site improvements for public and private development are well -
designed and compatible with surrounding properties and districts.
LUT 11.1 Promote development that creates and
enhances positive spatial attributes of major
public streets, open spaces, cityscape,
mountain and bay sight lines, and important
gateways into the City.
The project maintains and is sensitive to the design
elements of Main Street and Heritage Road through the
provisions of 20-foot landscape buffers adjacent to the
development areas. In addition, the 100-foot Preserve Edge
is provided adjacent to MSCP Preserve areas to buffer
development from the adjacent Preserve.
LUT 11.2 Promote and place a high priority on quality
architecture, landscape, and site design to
enhance the image of Chula Vista, and create a
vital and attractive environment for businesses,
residents, and visitors.
The Village 3 SPA Plan Amendment and Planned
Community District Regulations as well as Landscape and
Residential Design Guidelines in the Village 3 Design Plan
and Village 3 Master Precise Plan (amended) provide
guidance for the development of high-quality architecture,
landscape, and street improvements.
LUT 11.4 Actively promote architectural and design
excellence in buildings, open space, and urban
design.
Architecture will be consistent with the existing Village 3
agrarian architectural theme and will include a variety of
distinct and unique combinations of elevations and colors
designed by respected and creative architects and design
professionals.
LUT 11.5 Require a design review process for all public
and private discretionary projects (which
includes architectural, site plan, landscape and
signage design) to review and evaluate projects
prior to issuance of building permits to
determine their compliance with the objectives
and specific requirements of the City's Design
Manual, General Plan, and appropriate zone or
Area Development Plans.
The project is subject to the City’s Design Review process.
Objective LUT 16 - Integrate land use and transportation planning and related facilities.
LUT 16.1 Promote the development of well-planned
communities that will tend to be self-
supportive and, thus, reduce the length of
vehicular trips, reduce dependency on the
automobile, and encourage the use of other
modes of travel.
Consistent with General Plan Policy LUT 16.1, Village 3
contains a mixed use center comprised of 272 higher
density rental apartment homes, 20,000 square feet of
commercial retail space and a 10,000 square foot CPF
building, providing opportunities for shopping,
entertainment, jobs, childcare and entertainment to Village
3 residents. In addition, the village core includes 392 multi-
family and courtyard homes, an elementary school site, a
public park and a private recreation center, providing
recreational opportunties within ¼ mile of all Village 3
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residents. The Project would add 224 multi-family homes
to the village core area, within walking distance of Village
3 amenities. The project also includes 194 multi-family
homes south of Main Street. Access to Village 3 amentities
is provided via the Chula Vista Regional Trail along Main
Street and Heritage Road, and the Village Trail at the
southeast corner of Village 3.
Transit stops and planned adjacent to the Village 3 core area
and at the intersection of Main Street and Heritage Road,
providing Village 3 residents and employees access to
public transportation.
LUT 16.2 Ensure that new development and community
activity centers have adequate transportation
and pedestrian facilities.
See response to LUT 16.1
LUT 16.3 Provide direct and convenient access to public
transit stops within residential, commercial,
and industrial areas.
The project includes the Chula Vista Regional Trail and
bike lanes along Heritage Road and Main Street as well as
the MTS transit stop located on Heritage Road adjacent to
the Village Core and at the intersection of Heritage Road
and Main Street. (Refer to Exhibit 1, Aerial Context
Exhibit).
Objective LUT 17 - Plan and coordinate development to be compatible and supportive of planned transit.
LUT 17.1 Designate sufficient land at appropriate
densities to support planned transit and require
that development be transit-oriented, as
appropriate to its proximity to transit facilities.
The project is not a transit-oriented development. However,
the Metropolitan Transit System has included planned local
bus stops and bus rapid transit stops serving Village 3.
LUT 17.4 Require developers to consult and coordinate
with SANDAG and the City to ensure that
development is compatible with and supports
the planned implementation of public transit.
The Applicant coordinated with SANDAG and the City to
provide for planned future local bus and bus rapid transit
stops within Village 3.
Objective LUT 18 - Reduce traffic demand through Transportation Demand Management (TDM ) strategies,
increased use of transit, bicycles, walking, and other trip reduction measures.
LUT 18.1 Support and encourage the use of public transit. See response to LUT 17.1 and LUT 17.4 above.
The project also provides direct connections to the Chula
Vista Regional Trail and bike lanes along Heritage Road
and Main Street.
LUT 18.2 Provide an efficient and effective paratransit
service for elderly and handicapped persons
unable to use conventional transit service.
This is the responsibility of MTS, the public transit service
provider. See Exhibit 1, Aerial Context Exhibit for planned
locations of MTS local bus and BRT stops.
LUT 18.3 Provide and enhance all feasible alternatives to
the automobile, such as bicycling and walking,
and encourage public transit ridership on
existing and future transit routes.
The project is located to take advantage of transit, walking
and cycling to reduce vehicular trips. The internal public
streets are designed to provide an enhanced pedestrian
experience along the entry, promenande and residential
streets where landscape parkways separate the pedestrian
from the parking/travel lanes. In addition, the project
provides direct connections to the Chula Vista Regional
Trail and bike lanes along Heritage Road and Main Street.
The MTS local bus stop is planned adjacent to the village
core on Heritage Road and local bus and BRT stops are
planned at the intersection of Heritage Road and Main
Street (Refer to Exhibit 1, Aerial Context Exhibit).
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LUT 18.4 Use master planning techniques in new
development and redevelopment projects to
enable effective use of public transit.
The project provides direct connections to the Chula Vista
Regional Trail and bike lanes along Heritage Road and
Main Street. Fully signalized intersections are located
along Main Street and Heritage Road to enable safe
pedestrian crossings.
Also see response to LUT 18.3 above.
LUT 18.5 Implement TDM strategies, such as carpooling,
vanpooling, and flexible work hours that
encourage alternatives to driving alone during
peak periods.
The University Villages Traffic Impact Analysis prepared
in conjunction with the Final EIR included a Transportation
Demand Management Program that included the folowing
measures (FEIR, 5.3 Transportation, Circulation, and Acces
(Pages 5.3-175 to 175).
The Project Applicant shall incorporate the following
measures as part of the project design and development,
consistent with the identified triggers, to the satisfaction of
the Development Services Director:
• Implement pedestrian circulation improvements to
improve the internal pedestrian circulation and
encourage the usage of public transportation
(concurrent with the approval of improvement plans
for each village).
• Implement bicycle circulation improvements to
improve internal bicycle circulation and encourage the
use of bicycles (concurrent with the approval of
improvement plans for each village).
• Participate in car sharing and bike sharing programs
through HOA noticing, should such programs become
available.
• Promote Carpool/Vanpool programs by providing
preferential parking for carpools and vanpools
(concurrent with the approval os site plans for each
village core).
• Promote available websites proving transportation
options for residents and businesses (concurrent with
issuance of certificate of occupancy).
• Create and distribute “new resident” information
packet addressing alternative modes of transportation
(concurrent with issuance of certificate of occupancy).
• Promote programs to encourage workplace peak hour
trip reduction, including staggered work hours,
regional ride-matching services, and telecommuting
(concurrent with issuance of certificate of occupancy).
• Orient buildings to the main street or activity area,
such that they are not separated from the street by bast
parking areas or fences, thereby encouragning
pedestrian traffic (concurrent with approval of site
plans for each village core).
• Where transit is available on-site, participate in
providing the necessary transit facilities, such as bus
pads, shelters, signs, lighting and trash receptacles
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(concurrent with the approval of improvem ent plans
for each village).
• Coordinate with MTS as to the future siting of transit
stops/stations within the project site (concurrent with
the approval of approval plans and/or site plans for
each village).
TDM measures described in bullets 1, 2, 8, 9 and 10 were
implemented as part of the Village 3 design and
development across the entire Village 3 site. TDM measure
(bullet 3) may be implemented if a car or bike share
program becomes available in the future. TDM measures
described in bullets 4 and 7 to be implemented within the
Escaya Business Park and measures described in bullets 5
and 6 are implemented through the Master HOA
Community Management firm through email blasts and the
Escaya resident Ap. When transit service is available, all
residents will be notified through the HOA communication
tools.
LUT 18.6 Encourage employer-based TDM strategies,
such as: employee transportation allowances;
preferential parking for rideshare vehicles;
workplace-based carpool programs; and shuttle
services.
See response to LUT 18.5 above.
LUT 18.7 Support the location of private “telework”
centers.
See response to LUT 18.5 above.
LUT 18.8 Encourage establishment of park-and-ride
facilities near or at transit stations, as
appropriate to the area's character and
surrounding land uses.
See response to LUT 18.5 above
Objective LUT 20 - Make transit-friendly roads a top consideration in land use and development design.
LUT 20.1 Incorporate transit-friendly and pedestrian-
friendly elements into roadway design
standards, such as signal priority for transit and
adequate sidewalk widths for pedestrians.
MTS has planned local bus and BRT routes planned within
Heritage Road and Main Street. The roadways are designed
consistent with City of Chula Vista standards and can
accommodate local transit service. In addition , the project
includes a network of internal sidewalks, pathways and a
pedestrian paseo that connects to the Chula Vista Regional
Trail and bike lanes located adjacent to Heritage Road and
Main Street.
Objective LUT 23 - Promote the use of non-polluting and renewable alternatives for mobility through a system of
bicycle and pedestrian paths and trails that are safe, attractive and convenient forms of transportation.
LUT 23.1 Encourage the use of bicycles and walking as
alternatives to driving
The project provides a pedestrian network that provides
multiple connections to Chula Vista Regional Trail and bike
lanes along Heritage Road and Main Street. In addition,
industrial and commercial land uses are required to provide
bicycle facilities consistent with CalGreen standards. See
response to LUT-18.3 above.
LUT 23.2 Foster the development of a system of inter-
connecting bicycle routes throughout the City
and region.
The project provides a system of pedestrian walkways and
paseos connecting to the Chula Vista Regional Trail and
bike lanes along Heritage Road and Main Street, which
connects to the City’s network of bike lanes.
LUT 23.3 Preserve, restore, or provide the opportunity
for a cyclist to ride a bicycle to virtually any
See reponse to LUT 23.2 above
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chosen destination, in order to make the bicycle
a viable transportation alternative.
LUT 23.4 Link major residential areas with principal trip
destinations, such as schools; parks;
community centers; and shopping centers.
Village 3 incorporates an internal network of streets,
walkways, pathways, a paseo and trails which provide
multiple routes to the Village 3 core area where residential
can access the elementary school, public park, private
recreation center as well as the commercial/retail center and
CPF use. In addition, the internal network connects to the
Chula Vista Regional Trail along Heritage Road and Main
Street, providing linkages to other residential and public
uses surrounding the project.
See Figure 1, Aerial Context for details regarding
pedestrian/bicycle routes connecting the residential
neighborhoods south of Main Street to the village core
(elementary school, neighborhood park, community
recreation area, mixed use retail/commercial uses).
LUT 23.5 Provide linkages between bicycle facilities that
utilize circulation element alignments and open
space corridors.
The project connects to the Class 2 bike lanes along
Heritage Road and Main Street. The project also includes
portions of the Chula Vista Greenbelt Trail located in the
Otay River Valley. Linkages from Village 3 to the
Greenbelt Trail are also planned.
LUT 23.6 In addition to using open space corridors, off-
street bicycle trails should use flood control
and utility easements. The trails shall be
designed to minimize interaction with
automobile cross traffic.
The Project does not include any of the features described
in LUT 23.6. However, the Project provides access to the
bike lanes along Heritage Road and Main Street that are
designated “Cycle Track (Class IV)” in the City’s Active
Transportation Plan. This Plan includes both on- and off-
street trails.
LUT 23.7 Provide bicycle support facilities at all major
bicycle usage locations.
The Project does not include a “major bicycle usage
location;” however, the Project will include bicycle storage
at the business park and commercial/retail uses. All homes
within the Project will include 2-car garages which could
also be utilized by homeowners for bicycle storage.
LUT 23.10 Promote the system of trails envisioned within
the Chula Vista Greenbelt.
The project portions of the Chula Vista Greenbelt Trail
system located within the Otay River Valley.
LUT 23.11 Implement recommendations of the City's
Bikeway Master Plan and Greenbelt Master
Plan.
See response to LUT 23.6 above regarding the City’s Active
Transportation Plan. The Project connections to the
existing Chula Vista Regional Trail, as recommended by
the City’s Greenbelt Master Plan and includes portions of
the Chula Vista Greenbelt Trail within the Otay River
Valley. These facilities link the Project to the City-wide
system of trails and bike facilities.
LUT 23.12 Provide opportunities for use of personal
mobility devices.
The walkways and paseo planned within the Project are
adequately sized to accommodate personal mobility
devices.
LUT 23.13 New overpasses and interchanges should be
designed to accommodate bicycles and
pedestrians.
No new overpasses, interchanges or pedestrian bridges are
planned for the project. However, the Project will
contribute its fair share through the payment of the Eastern
TDIF to fund transportation facilities included in the TDIF
program, which may include both pedestrian and bicycle
facilities.
LUT 23.14 Require new development projects to provide
internal bikeway systems with connections to
the citywide bicycle networks.
Bicycles share the travel lanes with automobiles on the
internal streets (Class 3 Bike Routes), which have very low
traffic volumes. Class 2 Bike Lanes are provided along
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Heritage Road and Main Street, which are included in the
City’s Planned Bicycle Network as depicted in the Chula
Vista Active Transportation Plan.
Objective LUT 61 - Create balanced communities that can provide a high quality of life for residents.
LUT 61.1 Adhere to the regulations established in
existing GDPs and SPAs.
The project includes a proposal to amend both the Otay
Ranch GDP and the Village 3 North and a Portion of Village
3 SPA Plan to address the proposed land use changes for
three parcels. Therefore, the project is not currently
consistent with the regulations established in the existing
GDPs and SPAs. Upon project approval by the City
Council, the project would adhere to the amended GDP and
SPA and meet the intent of LUT 61.1.
The Applicant entered into amended Development
Agreements which provide the City with an opportunity to
facilitate economic growth by the Applicant providing
$4.0M to be utilized by the City to support the development
of UID Qualified Uses. This funding provides a catalyst for
development that could generate high-quality jobs in
locations currently suitable for construction.
LUT 61.2 Future SPAs shall focus on creating a vibrant
sense of community, a vigorous economy, and
a healthy environment.
Village 3 is designed (and constructed) to create a vibrant
sense of community and healthy environment. The
community includes a village core comprised of multi-
family residenital homes, a mixed use project with 20,000
square feet of neighborhood-serving commercial/retail
uses, a 10,000 square foot CPF building, a private recreation
facility. a neighborhood park and elementary school. The
private recreation facility and community activites are
focused on wellness and healthy lifestyles. Village 3
includes an integrated system of trails and pathways that
will connect to the City’s trail network and the community
is located adjacent to hundreds of acres of preserved open
space.
The Village 3 Fiscal Impact Analysis prepared for the
Project (Village 3 Amendment – Fiscal Impact Analysis,
DPFG, October 5, 2020 – See Attachment A) demonstrates
that the Project complies with LUT 1.6 and CVMC Section
19.09.040.H.3 in that it produces net positive revenue to the
City of Chula Vista over the 20-year timeframe. The fiscal
update model assumed full build out of all 1,638 residential
and commercial and industrial land uses. requirements of
CVMC 19.09.040 and estimate that the Proposed Project
will generate a net annual fiscal surplus in years 1 – 20
ranging from $602,744 to $1,208,682 per year and a
cumulative net fiscal surplus over the first 20 years of
approximately $17,427,955.
This fiscal surplus supports ongoing funding for municipal
services, ensuring a safe and healthy community. The
additional residents generated from the Project will support
local business and invigorate the local economy.
Also see Response to LUT 1.1 above.
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LUT 61.3 Require all future community identification
signs and monuments to recognize
communities as part of the City of Chula Vista.
All signs and monuments within the project must comply
with the approved Village 3 Planned Sign Program.
Objective LUT 62 - Require development to consider and plan for careful use of natural and man-made resources and
services, and maximize opportunities for conservation while minimizing waste.
LUT 62.1 Require developments within the East Planning
Area to provide resource management plans for
water; air quality; recycling; solid waste
management; and energy.
The Project includes approximately187 acres designated
MSCP Open Space Preserve in the City’s MSCP Plan. The
Village 3 development area is consistent with the Chula
Vista General Plan, Otay Ranch General Development and
Resource Management Plan. The project is required to
comply with the requirements included the the air quality
improvement plan, water conservation plan and energy
conservation plan prepared for the project. In addition, the
project will comply with all City of Chula Vista
conservation recycling and waste management
requirements.
Objective LUT 63 - Provide efficient multi-modal access and connections to and between activity centers.
LUT 63.1 Provide roads, transit service, bike routes, and
pedestrian pathways that connect activity
centers to their surrounding neighborhoods,
adjacent villages, and each other, such that
access is safe and convenient for residents and
visitors.
The project is consistent with the Chula Vista General Plan
and Otay Ranch GDP policies, as it provides connections to
existing roads, bike lanes and trails. See Exhibit 1, Aerial
Context Exhibit for the distance to surrounding public
parks, public schools, retail centers, bus stops and adjacent
neighborhoods.
Objective LUT 69 - Create and maintain unique, stable, and well-designed communities that are master planned to
guide development activities
LUT 69.1 The policies and regulations within GDP and
SPA Plans that are specific to each community
shall continue to guide the completion of
development activities
Village 3 Planned Community Regulations and design
guidelines will guide development quality and character.
Objective LUT 73 - Promote alternative modes of transportation, which are intended to encourage a healthy lifestyle
and reduce reliance on the automobile, and support the viability of transit through land use distribution and design.
LUT 73.1 Provide for walking and biking on streets
designed to link neighborhoods, activity
centers, and community destinations.
The project provides an internal network of pedestrian
walkways and paseos and also connects to the existing
Chula Vista Regional Trail and bike lanes along Heritage
Road and Main Street.
See Exhibit 1, Aerial Context Exhibit for the relationships
between the Project and surrounding neighborhoods,
activity centers and destinations.
Objective LUT 74 - Accommodate land uses that diversify the economic base within Otay Ranch and the surrounding
south San Diego County region.
LUT 74.1 Provide sufficient land and infrastructure to
accommodate commercial and industrial uses.
The Market Analysis estimated that the City would need
approximately 118 to 239 acres of industrially zoned land
to meet the calculated demand for 1.9 million to 3.8 million
square feet of industrial space in Chula Vista by 2050. The
Market Analysis concluded that, if the proposed project is
approved, between 190 and 311 net acres of land zoned for
industrial use are likely to remain within Chula Vista.
The Market Analysis estimated that there is a demand for
1.4M to 2.3M square feet of new office space in Chula Vista
by 2050, requiring 94 to 145 acres of land. Chula Vista
currently has enough land to accommodate the projected
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office demand with a surplus of 381 to 653 acres of vacant
of office-accommodating land remaining after 2050, using
a conservative assumption of the future office development
density.
The University Innovation District/Regional Technology
Park SPA Plan provides for development of approximately
10.1M square feet of university and regional technologies
uses, while the Eastern Urban Center SPA Plan provides for
development of approximately 3.8M sf of
commercial/mixed use development on 75.9 acres.
The City is interested in facilitating the creation of high-
quality jobs and economic growth within the City by
providing opportunities that target and attract industries and
businesses that contribute to diversification and
stabilization of the local economy. Facilitating such
economic growth by encouraging the development of
spaces that can be used by high technology and
manufacturing businesses within the SR-125 corridor or
academic, institutional, and innovation-related businesses
within the University Innovation District is a potential
solution. The construction of such spaces would provide a
catalyst for development that could generate high -quality
jobs in locations currently suitable for construction.
The Applicant entered into amended Development
Agreements with the City which provides an opportunity to
facilitate economic growth by providing $4M to be used by
the City to develop academic, institutional, and innovation-
related businesses within the University Innovation District.
Also see Response to LUT 1.1 above.
LUT 74.2 Promote additional business and higher paid
employment opportunities for residents of
Chula Vista.
The Applicant entered into amended Development
Agreements with the City which provides an opportunity to
facilitate economic growth by providing $4M to be used by
the City to develop academic, institutional, and innovation-
related businesses within the University Innovation
District.The public benefits derived from implementation of
the Development Agreements will advance the interests and
meet the needs of Chula Vista’s residents and visitors to a
significantly greater extent than the vacant land under the
current entitlements and absent the Development
Agreements.
The City will promote the creation of additional and higher
paid employment opportunities for residents of Chula Vista
consistent with General Plan Policy LUT 74.2
Objective LUT 79 - Establish appropriate land uses adjacent to the Otay Landfill and Wolf Canyon that reflect the
unique land use and landform characteristics of these areas.
LUT 79.5 Limit land uses adjacent to Otay Landfill to
open space and limited industrial uses or
business parks.
The project includes a proposal to rezone a site currently
designated “Professional & Office” located proximate to
the Otay Landfill. The Applicant’s consultant, Dudek,
prepared the “Health Risk Assessment Report for the Otay
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Ranch Village 3 North Project, City of Chula Vista, October
2020” (HRA). The purpose of HRA was to determine the
potential cancer risk and non-cancer health impacts to
future sensitive residential receptors within the project due
to toxic air contaminant emissions generated by operation
of the Otay Landfill (Landfill). Air dispersion modeling and
health risk calculations were conducte using the American
Meteorological Society/Enviornmental Protection Agency
Regulatory Model (AERMOD) Version 19191 and the
Hotspots Analysis and Reporting Program Version 2
(HARP2). The HRA was performed to estimate the
Maximum Individual Cancer Risk, the Chronic Hazard
Index and the Acute Hazard Index for the residential
receptors as a result of emissions impacts from Otay
Landfill operations.
The Landfill-generated TAC emissions are estimated to
result in a potential risk at the maximally exposed
residential receptor of 7.19 in 1 million (below the CEQA
threshold of 10 in 1 million), potential chronic health risk
of 0.097, and potential acute health risk of 0.055.
Futhermore, following closure of the Landfill in 2030, the
cancer risk impact, chronic health risk and acute health risk
from Landfill fugutive and flare emissions would be
reduced to 4.00 in 1 million.
The HRA concluded that “potential health risk at future
residential receptors from the Landfill would result in
potential cancer health risk less than the applicable San
Diego Air Pollution Control District (SDAPCD) threshold.
Chronic health risk and acute health risk from the Landfill
would not exceed he applicable SDAPCD thresholds.
Further, following closure of the Otay Landfill in 2030, the
cancer risk impact for the Landfill would be reduced to 6.61
in 1 million and the chronic health risk and acute health risk
would also be further reduced.”
In addition, on April 26, 2020, the Otay Landfill submitted
an application (proposed Otay Landfill Compostable
Materials Handling Facility, Permit #37-AA-0984) for the
addition of up to 200 tons per day of agricultural and food
waste at the organics composting operation within the
existing footprint of the Otay Landfill, which represents a
2.5% increase in volume allowed to be processed onsite.
Based upon the applicant’s environmental analysis (CEQA
Addendum #2, dated September 12, 2019, PDS2019-MUP-
76-046W2M3; ER76-18-026B; and CEQA document,
dated October 29, 2020 SCH#96091009-6) there is a
decrease in TAC emissions, specifically ammonia
emissions, and no change in vehicular emissions; therefore,
the proposed composting operation would most likely
reduce health risk impacts as compared to the existing
operation. Furthermore, the composting technology would
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implement a Covered Aeriated Static Pile composting
system with a GORETM Cover. The composting technology
would reduce volatile organic compound and ammonia
emissions by 80% or more and divert methane-forming
organics away from landfill disposal. In addition, the
composting operation would divert up to 100 tons per day
of oxidation of organic matter away from landfill disposal,
resulting in lower TAC emissions and odors generated
onsite as compared to the existing operation.
Also see Response to LUT 1.1 above
Objective LUT 92 - Establish a high-quality business park that is oriented to accommodates high technology businesses
conducting research and light industrial/manufacturing activities that provide job opportunities for residents of Otay
Ranch, Chula Vista, and the greater south San Diego County region.
LUT 92.1 Promote research and development uses
associated with light manufacturing businesses
by adopting GDP and SPA level policies and
Planned Community District regulations that
provide regulations and standards that
encourage the locating of high technology uses
and industries.
See Responses to LUT 1.1 and LUT-74.1 above.
LUT 92.3 Allow ancillary professional office and limited
service businesses as secondary uses where
such uses are necessary to support the primary
research and development and light
manufacturing uses. These secondary uses
should not compete with the EUC and
adjoining areas that are intended as the
preferred location for these support uses.
See Responses to LUT 1.1 and LUT-74.1 above.
Objective LUT 93 - Provide opportunities to develop new research institutions, industries, and businesses that
capitalize upon the intellectual capital and research activities of the university.
LUT 93.1 Proactively attract the development of
incubator industries and research institutions
that may be induced by the presence of a
university campus.
See Responses to LUT 1.1 and LUT-74 above.
ECONOMIC DEVELOPMENT
Objective ED 1 - Provide a diverse economic base for the City of Chula Vista.
ED 1.2 Provide sufficient tracts of land at a variety of
sizes available for industrial and commercial
uses in order to provide a stable economic base.
The Market Analysis estimated that the City would need
approximately 118 to 239 acres of industrially zoned land
to meet the calculated demand for 1.9 million to 3.8 million
square feet of industrial space in Chula Vista by 2050. The
Market Analysis concluded that, if the proposed project is
approved, between 190 and 311 net acres of land zoned for
industrial use are likely to remain within Chula Vista.
The Market Analysis estimated that there is a demand for
1.4M to 2.3M square feet of new office space in Chula Vista
by 2050, requiring 94 to 145 acres of land. Chula Vista
currently has enough land to accommodate the projected
office demand with a surplus of 381 to 653 acres of vacant
of office-accommodating land remaining after 2050, using
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a conservative assumption of the future office development
density.
The University Innovation District/Regional Technology
Park SPA Plan provides for development of approximately
10.1M square feet of university and regional technologies
uses, while the Eastern Urban Center SPA Plan provides for
development of approximately 3.8M sf of
commercial/mixed use development on 75.9 acres.
The City is interested in facilitating the creation of high-
quality jobs and economic growth within the City by
providing opportunities that target and attract industries and
businesses that contribute to diversification and
stabilization of the local economy. Facilitating such
economic growth by encouraging the development of
spaces that can be used by high technology and
manufacturing businesses within the SR-125 corridor or
academic, institutional, and innovation-related businesses
within the University Innovation District is a potential
solution. The construction of such spaces would provide a
catalyst for development that could generate high -quality
jobs in locations currently suitable for construction.
The Applicant entered into amended Development
Agreements with the City which provides an opportunity to
facilitate economic growth by providing $4M to be used by
the City to develop academic, institutional, and innovation-
related businesses within the University Innovation District.
Also see Response to LUT 1.1 above.
ED 1.3 Encourage the preservation and expansion of
existing industrial uses in areas designated as
industrial.
See Responses to LUT 1.1 and ED 1.2 above.
ED 1.4 Increase the supply of land for non-retail
employment through the designation of land to
accommodate a regional technology park; a
future business park; industrial or business
park space; and development of a university
campus.
See Response to LUT 1.1 and ED 1.2 above.
ED 1.5 Consider fiscal impact implications of General
Plan amendments that propose changes to
industrial and commercial lands.
A fiscal impact analysis prepared for the project
demonstrates that the project results in net positive revenue
to the City’s General Fund. See Responses to LUT 1.1 and
ED 1.2 above.
Objective ED 2 - Maintain a variety of job and housing opportunities to improve Chula Vista's jobs/housing balance.
ED 2.2 Facilitate increased employment densities near
transit stations and routes.
Employment generating land uses are provided within the
Village 3 Business Park, which provides 29.3 acres
designated for Research and Limited Industrial uses. MTS
has a planned local bus stop adjacent to the business park
and an additional local bus stop and BRT stop at the
intersection of Heritage Road and Main Street. Also see
Response to LUT 1.1 above.
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ED 2.3 Pursue a diverse supply of housing types and
costs, as well as a diverse supply of jobs with
varying income potential, to balance local job
and housing opportunities
The project provides for-sale and rental multi-family
housing in a range of bedroom typologies for singles,
couples and families. The Balanced Communities
Affordable Housing Agreement (Otay Ranch Village 3)
(Doc # 2016-0700046) was recorded against the entire
Village 3 North area on December 21, 2016. This
agreement anticipated the construction of 1,265 of the 1,597
units authorized in the 2016 Village 3 North SPA Plan and
calculated the affordable housing obligation as 64 low
income units and 63 moderate income units. Per the
Agreement, 30 moderate income units were provided within
the Village 3 Mixed-Use site, with the balance (64 low
income units and 33 moderate income units) transferred to
Village 8 pursuant to the Affordable Housing Transfer
Agreement (Doc # 2016-0700047).
As discussed above, the total authorized units within
Village 3 would increase to 1,638 units and a portion of the
affordable housing obligation has been satisfied within
Village 3 and Village 8 West. The remaining obligation is
calculated based on the incremental increase in authorized
units per the recorded agreements (1,638 – 1,265 = 373
units). The remaining Village 3 affordable housing
obligation would be up to 19 low income units and 19
moderate income units. The Applicant shall be required to
enter to an amended Balanced Communities Affordable
Housing Agreement (Otay Ranch Village 3) to address this
remaining Village 3 affordable housing obligation prior to
issuance of a final map for Parcels R-6, R-19 or R-20,
whichever map comes first.
Objective ED 4 - Become a center for applied technology innovation
ED 4.1 Publicize the economic and social benefits of
industry, emphasizing the health of the Chula
Vista economy, the “high-tech” dimensions of
industry, and the community value of well-
paying, high-benefit industrial employment.
The responsibility to meet the intent of ED 4.1 lies with the
City of Chula Vista. However, the Applicant entered into
amended Development Agreements with the City of Chula
Vista which includes the payment of $4M to be utilized by
the City of Chula Vista to meet the intent of ED 4.1. Also,
see Responses to LUT 1.1 and ED 2.1 above.
ED 4.2 Maintain land sufficient for the long-term
location of an approximately 85-acre Regional
Technology Park in eastern Chula Vista.
The project does not impact the City’s ability to maintain
the land designated in the University Innovation
District/Regional Technology Park (UID/RTP) SPA Plan.
Through provisions of the Development Agreements, the
Applicant enhances the feasibility of constructing office
uses within the UID/RTP.
Also see Response to LUT 1.1 above.
ED 4.4 Continue to recruit and promote the
establishment of a university campus, as well
as research and development facilities that
promote technology.
As the owner of the site identified for a future University,
the City may continue to recruit and promote the
establishment of a university campus and regional
technology park. The payment of $4M for to the City
enhances the City’s efforts. See response to ED 2.1 above.
Objective ED 7 - Develop a strong land use and transportation link between the downtown urban core, bayfront,
southwestern, and eastern areas of the City to support economic development throughout.
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ED 7.4 Develop activities in eastern Chula Vista that
will attract residents citywide.
Through the payment of PAD fees, construction of the
neighborhood park in Village 3 and dedication of parkland
within the community park, the project creates active public
areas and improvements that will attract citywide residents.
ENVIRONMENTAL
Objective E 1 - Conserve Chula Vista’s sensitive biological resources.
E 1.1 Implement the Chula Vista MSCP Subarea
Plan.
The Village 3 SPA Plan designates 187 acres of MSCP open
space within the project site which will be conveyed to the
Otay Ranch Preserve Owner/Manager for permanent
preservation and management, consistent with the Chula
Vista MSCP Subarea Plan.
Objective E2 - Protect and improve water quality within surface water bodies and groundwater resources within and
downstream of Chula Vista.
E 2.4 Ensure compliance with current federal and
state water quality regulations, including the
implementation of applicable NPDES
requirements and the City's Pollution
Prevention Policy.
Water quality studies prepared for the project comply with
the respective City, federal and state regulations.
E 2.5 Encourage and facilitate construction and land
development techniques that minimize water
quality impacts from urban development.
The project is designed with water quality/hydro-
modification basins that mitigation impacts to water quality
to be less than significant.
Objective E 3 - Minimize the impacts of growth and development on water supply resources through the efficient use
and conservation of water by residents, businesses, and City government.
E 3.2 Promote the use of low water demand
landscaping and drought tolerant plant
materials in both existing and new
development.
The project utilizes water conserving fixtures and low
water/drought tolerant landscaping.
E 3.3 Where safe and feasible, promote and facilitate
the continued use of recycled water in new
developments, and explore opportunities for
the use of recycled water in redevelopment
projects.
The Overview of Water Service prepared for the Project
analyzed the facilities required and the demand for recycled
water needed to serve the Project. The report estimated that
Village 3 would utilize approximately 162,918 gallon of
recycled water per day to irrigate open space, open space
slope, park, industrial, CPF and industrial areas. The
Project design incorporates the infrastructure to serve the
Project with recycled water
Objective E 6 - Improve local air quality by minimizing the production and emission of air pollutants and toxic air
contaminants and limit the exposure of people to such pollutants.
E 6.1 Encourage compact development featuring a
mix of uses that locate residential areas within
reasonable walking distance to jobs, services,
and transit.
The Project is designed to cluster residential land uses
within the development area identified in the adopted Otay
Ranch GDP, meeting the intent of implementing compact
development. The Village 3 Core area includes land uses
that provide both jobs and services within walking distance
of local residents.
E 6.2 Promote and facilitate transit system
improvements in order to increase transit use
and reduce dependency on the automobile.
The Project is served by planned local bus stops adjacent to
the village core/industrial area along Heritage Road, as well
as at the intersection of Main Street and Heritage Road..
The Project includes the TDM measures described in the
response to LUT 18.5 above. These TDM measures are
designed to increase transit use and reduce dependency on
the automobile
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E 6.10 The siting of new sensitive receptors within
500 feet of highways resulting from
development or redevelopment projects shall
require the preparation of a health risk
assessment as part of the CEQA review of the
project. Attendant health risks identified in the
Health Risk Assessment (HRA) shall be
feasibly mitigated to the maximum extent
practicable, in accordance with CEQA, in order
to help ensure that applicable federal and state
standards are not exceeded.
The Project is not within 500 feet of a highway; therefore,
a health risk assessment is not needed to assess impacts
associated with a highway. However, a Health Risk
Assessment was prepared for the project based on proximity
to the Otay Landfill. See response to LUT 79.5 above.
Objective E 7 - Promote energy conservation through the efficient use of energy and through the development of local,
non-fossil fuel-based renewable sources of energy.
E 7.1 Promote development of regulations and
building design standards that maximize
energy efficiency through appropriate site and
building design and through the use of energy -
efficient materials, equipment, and appliances.
The project will comply with the latest Title 24 Energy
requirements.
Objective E 8 - Minimize the amount of solid waste generated within the General Plan area that requires landfill
disposal.
E 8.1 Promote efforts to reduce waste, minimize the
need for additional landfills, and provide
economically and environmentally sound
resource recovery, management, and disposal
facilities.
The Project will comply with all City of Chula Recycling
requirements and recycling will be incorporated into all
components of the project. As discussed in the Air
Quality/Green House Gas Emission Analysis and
associated HRA prepared for the Project, the Otay Landfill
is anticipated to close in 2030. Beyond providing for the
recycling of waste to reduce waste and minimize the need
for additional landfills, the Applicant is not responsible for
development of economically, environmental sound
resource recovery, management, and disposal facilities.
This is a regional issue to be addressed by multi
jurisdictions and is beyond the Applicant’s control
E 8.3 Implement source reduction strategies,
including curbside recycling, use of small
collection facilities for recycling, and
composting
Recycling will be incorporated into all components of the
project.
Objective E 10 - Protect important paleontological resources and support and encourage public education and
awareness of such resources.
E 10.1 Continue to assess and mitigate the potential
impacts of private development and public
facilities and infrastructure to paleontological
resources in accordance with the CEQA.
A Cultural/Paleontological Technical Memorandum was
prepared for the project. The Project must comply with
mitigation measures related to paleontological resources in
the 2014 FEIR, in accordance with the CEQA.
Objective E 14 - Minimize the risk of injury, loss of life, and property damage associated with geologic hazards.
E 14.1 To the maximum extent practicable, protect
against injury, loss of life, and major property
damage through engineering analyses of
potential seismic hazards, appropriate
engineering design, and the stringent
enforcement of all applicable regulations and
standards.
Geotechnical Update Reports were prepared for the project.
The project will be designed in compliance with the latest
subdivision and building codes.
E 14.2 Prohibit the subdivision, grading, or
development of lands subject to potential
geologic hazards in the absence of adequate
evidence demonstrating that such development
Geotechnical Update Reports were prepared by GEOCON,
Inc. for the Project and determined that the Project is not
located in an area of geological hazards and is suitable for
development.
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would not be adversely affected by such
hazards and would not adversely affect
surrounding properties.
E 14.3 Require site-specific geotechnical
investigations for proposals within areas
subject to potential geologic hazards; and
ensure implementation of all measures deemed
necessary by the City Engineer and/or Building
Official to avoid or adequately mitigate such
hazards.
Geotechnical Update Reports were prepared by GEOCON,
Inc. for the Project and determined that the Project is not
located in an area of geological hazards and is suitable for
development.
Objective E 15 - Minimize the risk of injury and property damage associated with flood hazards.
E 15.1 Prohibit proposals to subdivide, grade, or
develop lands that are subject to potential flood
hazards, unless adequate evidence is provided
that demonstrates that such proposals would
not be adversely affected by potential flood
hazards and that such proposals would not
adversely affect surrounding properties.
Require site-specific hydrological
investigations for proposals within areas
subject to potential flood hazards; and
implement all measures deemed necessary by
the City Engineer to avoid or adequately
mitigate potential flood hazards.
The Drainage Study for Otay Ranch Village 3,
Neighborhoods R-6 and R-20 was prepared by Hunsaker &
Associates. The study analyzed the pre- and post-
development flows and demonstrates that runoff generated
by the Project will not exceed pre-project peak flow rates,
and runoff velocities will be dissipated by rock rip rap at
storm drain outfalls. The Project has been designed to
honor pre-project watershed basins and outfall locations.
Considering the limitations which result from Subdivision
layout and design, minor exchanges in watershed areas
occur but are minimized to the maximum extent practicable.
Since the project site is located outside any FEMA
floodplain zones, there is no requirement for a Letter of
Map Revision. The Study shows there is no adverse impact
from the proposed development after the attenuation
because there is reduction in flows.
Objective E19 - Maintain the ability to establish hazardous waste storage, collection, treatment, disposal, and transfer
facilities to serve the needs of Chula Vista industry and businesses within appropriate locations of the City, while
ensuring adequate protection of the community.
E19.1 • A Health Risk Assessment as described in
the Chula Vista Zoning Code
• All facilities shall be a minimum 1,000
feet from any residential zone; residence;
school; hospital; hotel; motel; or other
similar land use.
See response to LUT 79.5 above.
Objective E 21 - Protect people from excessive noise through careful land use planning and the incorporation of
appropriate mitigation techniques.
E 21.1 Apply the exterior land use-noise compatibility
guidelines listed in Table 9-2 of this
Environmental Element to new development,
where applicable, and in light of project-
specific considerations.
The Otay Ranch Village Three – Noise Update analysis was
prepared by Dudek. The Project will implement the 2014
FEIR mitigation measures to ensure compliance with E
21.1.
E 21.2 Where applicable, the assessment and
mitigation of interior noise levels shall adhere
to the applicable requirements of the California
Building Code with local amendments and
other applicable established City standards.
The Project will comply with the requirements of the
building code to reduce interior noise levels to 45db or
lower.
E 21.3 Promote the use of available technologies in
building construction to improve noise
attenuation capacities.
The Project will comply with the requirements of the
building code to reduce interior noise levels to 45db or
lower.
Objective E 22 - Protect the community from the effects of transportation noise.
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E 22.3 Employ traffic calming measures, where
appropriate, such as narrow roadways and on-
street parking, in commercial and mixed use
districts.
Village 3 includes traffic calming measures such as
narrowed roadways, on-street parking in the mixed use
parking and throughout the village core, in compliance with
E 22.3.
E 22.4 Encourage walking; biking; carpooling; use of
public transit; and other alternative modes of
transportation to minimize vehicular use and
associated traffic noise.
Village 3 includes an internal pedestrian network along the
promenade, village entry and residential streets as well as a
paseo feature which provides additional connectivity
between the single family neighborhoods and the village
core. The Village Pathway connects to the Chula Vista
Regional Trail located along Heritge Road and Main Street.
Local bus stops are planned adjacent to the mixed use
village core/industrial park and at the intersection of
Heritage Road and Main Steet. See LUT 18.5 for TDM
measures.
E 22.5 Require projects to construct appropriate
mitigation measures in order to attenuate
existing and projected traffic noise levels, in
accordance with applicable standards,
including the exterior land use/noise
compatibility guidelines listed in Table 9-2 of
this Environmental Element.
The Otay Ranch Village Three – Noise Update analysis was
prepared by Dudek. The Project will implement the 2014
FEIR mitigation measures to ensure compliance with E
22.5.
Objective 23 - Provide fair treatment for people of all races, cultures, and income levels with respect to development,
adoption, implementation, and enforcement of environmental laws, regulations, and policies.
E 23.3 Do not site industrial facilities/uses that pose a
significant hazard to human health & safety in
proximity to schools or residential dwellings
Village 3 includes 29.3 acres of industrial uses. Permitted
uses must be consistent with the adopted Village 3 PC
District Regulations. The project does not propose siting
additional industrial facilities/uses.
E 23.4 Build new schools and residential dwellings
with sufficient separation and buffering from
industrial facilities and uses that pose a
significant hazard to human health and safety.
A Health Risk Assessment was prepared for the project to
address the siting of residential dwelling near the Otay
Landfill. See LUT 79.5 for a summary of the HRA analysis.
GROWTH MANAGEMENT
Objective GM 1 - Concurrent public facilities and services.
GM 1.9 Require that all major development projects
prepare a PFFP that articulates infrastructure
and public facilities requirements and costs and
funding mechanisms.
The Village 3 Supplemental PFFP has been prepared for the
project.
Objective GM 2 - Provide adequate and sustainable fiscal base.
GM 2.1 Achieve and maintain a balance of land uses
within the City that assures residential
development is complemented by expanded
local employment opportunities, retail and
commercial services, and recreation and
entertainment venues; and that the City-wide
mix of land uses provides fiscal balance
between those that produce revenues and those
that require public expenditures.
A Fiscal Impact Analysis has been prepared which
demonstrates a net positive fiscal benefit to the City’s
General Fund. See response to ED 1.2 that demonstrates
compliance with GM 2.1.
GM 2.2 Require a fiscal impact analysis to be
conducted for major development projects that
documents the project’s effects upon the City
operating budget over time.
A Fiscal Impact Analysis has been prepared which
demonstrates a net positive fiscal benefit to the City’s
General Fund. See response to ED 1.2 that demonstrates
compliance with GM 2.2.
Objective GM 3 - Create and preserve vital neighborhoods.
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GM 3.3 Assure that all new and infill development
within existing urban areas pays its
proportional share of the cost for urban
infrastructure and public facilities required to
maintain the Threshold Standards, as adopted
for its area of impact.
The project is subject to the City’s Development Impact Fee
Program and State requirements to fund educational
facilities.
GM 3.8 Encourage the creation of vibrant and varied
neighborhoods and a diversity of housing
types, including, housing affordable to a range
of income groups, consistent with housing
element objectives.
The project provides for additional for-sale multi-family
and rental apartment homes with Village 3. As currently
authorized, Village 3 provides a mix of housing types
including market rate and moderate income rental
apartments, triplex and townhomes, courtyard homes and
traditional single family homes, providing housing
opportunities for a range of income groups, consistent with
GM 3.8 and the City Housing Element objectives.
HOUSING ELEMENT
Objective H 2 - Promote efficient use of water and energy through adopted standards and incentive-based policies to
conserve limited resources and reduce long-term operational costs of housing.
H 2.1 Encourage the efficient use and conservation of
water by residents.
The Project will be subject to the water conservation
requirements of the California Building Code and City of
Chula Vista ordinances.
H 2.2 Promote the efficient use of energy.
The Project will be subject to the energy conservation
requirements of the California Building Code and City of
Chula Vista ordinances.
Objective H 4 - Minimize impacts on housing choice within each of the four geographic planning areas, especially to
very low-and low-income residents, that result from conversion or demolition of rental housing units.
H 4.1 Promote an equitable distribution of housing
types (e.g., multi-family rental and owner
occupied housing) based upon identified needs
within the Northwest, Southwest, and East
Planning Areas to provide a range of housing
opportunities for all income levels.
See GM 3.8 above.
Objective H 5 - Encourage the provision of a wide range of housing choices by location, type of unit, and price level,
in particular the establishment of permanent affordable housing for low -and moderate-income households.
H 5.1 Balanced Communities-Affordable Housing:
Require newly constructed residential
developments to provide a portion of their
development affordable to low-and moderate-
income households.
The project will comply with the City’s Balanced
Communities Affordable Housing Policy. The Applicant
will enter into a amended Balanced Community Affordable
Housing Agreement with the City which will address how
the Project meets its affordable housing obligation.
H 5.2 Encourage the development of sufficient and
suitable new rental housing opportunities
within each of the City’s four geographic
Planning Areas, particularly for very low -and
low-income households.
The project will comply with the City’s Balanced
Communities Affordable Housing Policy. The Applicant
will enter into an amended Balanced Community
Affordable Housing Agreement with the City which will
address how the Project meets its affordable housing
obligation.
Objective H 7 - Facilitate the creation, maintenance, preservation and conservation of affordable housing for lower
and moderate-income households through comprehensive planning documents and processes, and the provision of
financial assistance and other incentives.
H 7.1 Ensure Chula Vista’s plans and policies
addressing housing, such as the Zoning
Ordinance, Sectional Planning Area Plans, and
Specific Plans, encourage a variety of housing
product that responds to variations in income
level, the changing live/work patterns of
The Project would be part of the Village 3 SPA Plan.
Village 3 provides a variety of housing types, both for sale
and rental housing in a range of bedroom typologies for
singles, couples and families. The Project will comply with
the City’s Balanced Communities Affordable Housing
Policy. The Applicant will enter into an amended Balanced
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residents and the needs of the City’s diverse
population.
Community Affordable Housing Agreement with the City
which will address how the Project meets its affordable
housing obligation.
Objective H 8 - Ensure the availability of housing opportunities to persons regardless of race, color, ancestry, national
origin, religion, sex, disability, marital status, and familial status, source of income or sexual orientation.
H 8.1 Ensure equal housing opportunities to prevent
housing discrimination in the local housing
market.
The Project is committed to equal opportunity in housing.
PUBLIC FACILITIES AND SERVICES
Objective PFS 1 - Ensure adequate and reliable water, sewer, and drainage service and facilities.
PFS 1.4 For new development, require on-site detention
of storm water flows such that, where practical,
existing downstream structures will not be
overloaded. Slow runoff and maximize on-site
infiltration of runoff.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to protect
downstream structures and properties.
Objective PFS 2 - Increase efficiencies in water use, wastewater generation and its re-use, and handling of storm water
runoff throughout the City through use of alternative technologies.
PFS 2.2 As part of project construction and design,
assure that drainage facilities in new
development incorporate storm water runoff
and sediment control, including state-of-the-art
technologies, where appropriate.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to control
sediment and runoff.
PFS 2.3 In designing water, wastewater, and drainage
facilities, limit the disruption of natural
landforms and water bodies. Encourage the
use of natural channels that simulate natural
drainage ways while protecting property.
The Project has prepared hydrology studies and will
implement the recommendations of the analysis to control
sediment and runoff from the project.
Objective PFS 5 - Maintain sufficient levels of fire protection, emergency medical service and police services to protect
public safety and property.
PFS 5.1 Continue to adequately equip and staff the Fire
Department to ensure that established service
standards for emergency calls are met.
The Project will contribute its fair share to the City
Development Impact Fee Program.
PFS 5.6 Encourage crime watch programs in all
neighborhoods.
The Project will coordinate with the Chula Vista Police
Department to implement a crime watch program.
PFS 5.7 Prior to approval of any discretionary projects,
ensure that construction is phased with
provision of police and fire protection services
such that services are provided prior to or
concurrent with need.
The Project is subject to the City’s Growth Management
Ordinance to ensure adequate City services are available to
serve the development. The Applicant prepared an
addendum to the Village 3 North Fire Protection Plan to
evaluate fire protection services needed to serve the Project.
Objective PFS 6 - Provide adequate fire and police protection services to newly developing and redeveloping areas of
the City.
PFS 6.1 Continue to require new development and
redevelopment projects to demonstrate
adequate access for fire and police vehicles.
The Project has been reviewed and complies with the access
requirements for police and fire services.
PFS 6.2 Require new development and redevelopment
projects to demonstrate adequate water
pressure to new buildings.
A water supply study has been reviewed and approved for
adequate supply and pressure for the proposed uses.
PFS 6.3 Encourage CPTED techniques in new
development and redevelopment projects.
The Project includes physical design to for adequate
lighting, signage, and defensible space.
Objective PFS 15 - Provide new park and recreation facilities for residents of new development, City-wide.
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PFS 15.1 Continue to pursue a City-wide standard for the
provision of developed parkland for new
development projects of three acres per
estimated one thousand new residents.
The project-related park requirements are met through
construction and dedication of the Village 3 neighborhood
park and dedication of a portion of the Otay Ranch
Community Park, in compliance with PFS 15.1.
Objective PFS 19 - Provide art and culture programs, childcare facilities and health and human services that enhance
the quality of life in Chula Vista.
PFS 19.10 Continue to require community purpose
facility acreage, in accordance with the
Municipal Code, for the provision of childcare
and other social service facilities.
The Village 3 SPA Plan designates 2.7 acres of CPF land,
and the Applicant also provided a 10,000 square foot
building in the Mixed Use area for a CPF user, consistent
with the CPF Agreement between the Applicant and the
City. The project proposes transferring 41 units from
Village 9 to Village 3. The associated CPF obligation
would be satisfied within Village 9, consistent with the
Land Offer Agreement approved by the Chula Vista City
Council.
Objective PFS 20 - Develop a cultural arts center in Chula Vista.
PFS 20.3 Encourage the installation of art pieces in
publicly owned spaces and require developers
to pay fees or provide art pieces that serve to
enhance an individual project and contribute to
the appearance and vitality of the development.
The City does not have a current fee to support the
installation of public art; however, there are public and
private spaces that could provide opportunities for the
installation and/or display of art within Village 3.
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ATTACHMENT B
OTAY RANCH VILLAGE 3 AND A PORTION OF VILLAGE 4
SPA PLAN AMENDMENT
FISCAL IMPACT ANALYSIS
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Page 1
Village 3 Summary of Adjustment to CV Fiscal Impact Model – Proposed Project2
2 See Village 3 Assessed Value and Reassessment Year – Breakdown by Absorption and Med-High Density (Single
Family Units) Tables Exhibit A, Page 3.
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Page 3
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Page 4
Chula Vista Fiscal Impact Analysis Model – Proposed Project
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ATTACHMENT C
OTAY RANCH VILLAGE 3 AND A PORTION OF VILLAGE 4
SPA PLAN AMENDMENT
OTAY RANCH VILLAGE 3
MARKET ANALYSIS OF INDUSTRIAL AND OFFICE USES
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OTAY RANCH VILLAGE 3 AND VILLAGE 9
Otay Ranch General Development Plan
Amendment Report
March 2021
PREPARED FOR:
HOMEFED VILLAGE III MASTER, LLC/FLATROCK LAND COMPANY, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Adopted _____________
By Resolution No. _____________
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
619-823-1494
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 1 March 2021
Otay Ranch General Development Plan Amendment Proposal
HomeFed Village III Master, LLC/FlatRock Land Company, LLC (Applicant) proposes revisions to
the Village 3 land plan that would provide additional housing opportunities to help the City of Chula
Vista meet the demand for for sale multi-family homes and for rent apartment homes within Village
3.
Amendments to the Chula Vista General Plan (CVGP), Otay Ranch General Development Plan (GDP)
and Village 3 North and a Portion of Village 4 Sectional Planning Area (SPA), a rezone, revised
Tentative Maps and amended Development Agreements are necessary to implement the proposed
changes. Proposed GDP amendments include the following:
Modify the GDP to reflect the proposed Village 3 and Village 9 land use changes, including the
following:
Page Description Proposed Amendment
II-81 –
II-84
Village 3 Description, Exhibit 42 – Three
Village Three Land Use Table, Exhibit 43
– Village 3 Land Use Map
Update Village 3 description, land use
statistics and land use map
II-113 –
II-116
Village 9 description and Exhibit 54a –
Village Nine Land Use Table
Update Village 9 description and land
use statistics
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Otay Ranch General Development Plan Amendment Report
Page 2 March 2021
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Otay Ranch General Development Plan Amendment Report
Page 3 March 2021
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Otay Ranch General Development Plan Amendment Report
Page 4 March 2021
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 5 March 2021
Otay Ranch GDP/SRP Pages II-81 to 84
3. Village Three
a. Village Three Setting
Village Three is comprised of approximately 368 acres located in the
southwest portion of the Otay Valley Parcel. The site is a large, flat mesa,
with slopes adjacent to Wolf Canyon, the Otay River Valley, and the Otay
Landfill. The village is between Wolf Canyon to the east, the Otay River
Valley to the south, the Otay Landfill to the north, and existing industrial
areas to the west.
Open Space and Habitat: The southern and eastern edges of Village Three
consist of the undulating slopes of Wolf Canyon and the Otay Rive r Valley.
Existing areas of coastal sage scrub and significant biological resources
occur in both the canyon and on the slopes of the river valley.
Land Use: Village Three is located near an existing industrial area of the
City of Chula Vista to the west. Surrounding land uses include the Otay
Landfill to the north, and the rock mountain quarry to the east, beyond Wolf
Canyon.
Visual: Scenic values extend along Main Street to the south (an open space
scenic corridor), and along the edge of Wolf Canyon to the east. The village
contains views to Wolf Canyon and Rock Mountain, distant views to the
mountains to the east.
Relationship to Other Otay Ranch Villages: Because of its location
adjacent to the Otay River Valley, Wolf Canyon and the Otay Landfill, Village
Three is somewhat isolated from the other Otay Ranch villages except for
Village Two. Village Four lies to the east, and Village Two lies to the
northeast. This planning area provides a transition from the existing
industrial area to Otay Ranch residential villages and also provides a
connection to Energy Way in compliance with the circulation policies, and
multiple points of access.
b. Village Three Description
Village Three is comprised of approximately 368 acres located in the
southwest corner of the Otay Valley Parcel, on the east and west of Heritage
Road and north of the Otay River Valley. A section of the village is also
located south of Main Street.
The village is bounded on the north by the Otay Landfill and Village Two, on
the west by the existing Chula Vista industrial areas, and on the southeast
byWolf Canyon. Village Three contains:
880 769 single-family residential units
717 869 multi-family residential units
A buildout population of approximately 5,174307
A village core containing:
o A Mixed Use Residential/Commercial site
o A CPF site
o An Office site
o An Elementary School
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 6 March 2021
o A Neighborhood Park
o Multi-family residential
o “Main Street” entry bounded by ground-floor
commercial on either side
o Affordable Housing
Approximately 4029.3 acres of Industrial land uses
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 7 March 2021
Village Three
Use
Dwelling Units Acreage
Approx
. Pop. SF MF Total Dens Res. Park* CPF Sch. C'ml. Office Ind. Open
Sp. Art. Total
M 880 880 7.5 116.8 0.9 117.7 2,851
MH 439 439 17.4 25.3 25.3 1,422
MU 278 278 37.6 7.4 8.1 2.7 8.3 + 27.2 901
O 8.3 8.3
I 40.6 40.6
OTHE
R 129.5 19.8 149.3
TOTAL 880 717 1,597 10.7 149.5 8.1 4.3 8.3 + 8.3 40.6 129.5 19.8 368.4 5,174
+ 20,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage may vary.
*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.
Exhibit 42 Village Three Land Use Table (Adopted)
Proposed amendments shown in red
Village Three
Use
Dwelling Units Acreage
Approx.
Pop. SF MF Total Dens Res. Park* CPF Sch. C'ml. Office Ind. Open
Sp. Art. Total
M 769 769 7.5 122.2 1.8 124.0 2,492
MH 373 373 12.4 30.0 30.0 1,209
H 224 224 27.0 8.3 8.3 726
MU 272 22 30.2 9.0 8.1 0.9 8.3 + 26.3 881
I 29.3 29.3
OTHER 129.5 21.0 150.5
TOTAL 769 869 1,638 10.7 165.6 8.1 2.7 8.3 + 29.3 129.5 21.0 368.4 5,307
+ 20,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage may vary.
*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.
Exhibit 42 Village Three Land Use Table (Proposed)
5/26/2021 PC Agenda Page 178 of 1005
Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 8 March 2021
Exhibit 43 Village Three Land Use Map (Adopted)
5/26/2021 PC Agenda Page 179 of 1005
Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 9 March 2021
Exhibit 43 Village Three Land Use Map (Proposed)
5/26/2021 PC Agenda Page 180 of 1005
Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 10 March 2021
Otay Ranch GDP/SRP Pages II-113-114
9. Village Nine
a. Village Nine Setting
Village Nine is comprised of approximately 262.6 acres located in the
southern portion of the Otay Valley Parcel, northeast of the proposed
interchange of SR-125 and Main Street. The site is north of the Otay River
Valley.
Open Space and Habitat: Village Nine is located adjacent to two natural
resource areas: Salt Creek and the undulating slopes and bluffs of the Otay
River Valley. Areas of significant habitat occur along the bluffs, including
coastal sage scrub.
Land Use: Surrounding uses include the County Detention Facility,
Donovan State Prison, Otay Mesa industrial area and Brown Field, to the
south across the river valley. Proposed SR-125 is the western village
boundary.
Visual: Scenic values extend along Main Street, an open space scenic
corridor. The village contains views to Rock Mountain, the Otay River
Valley, and Salt Creek, with more distant views of the San Ysidro Mountains
to the east.
Relationship to Other Otay Ranch Villages: Village Nine is located
immediately south of the Eastern Urban Center, with which the Village
should have a complementary relationship. Village Ten is located to the
north, and Village Eight is located to the west, across SR -125. A portion of
Village Nine is separated from the remainder of the village by Main Street.
b. Village Nine Description
The primary land use for a portion of Village Nine is designated as University
(U). The intent of the GDP is to reserve a site for a full scale university within
the Otay Ranch. Part II, Chapter 1, Section D, herein, describes these land
use. The remaining portion of Village Nine includes a university village, a
portion of the EUC and additional mixed use and residential uses. The
University, along with the EUC, will provide university related retail, service,
and cultural centers. Village Nine contains:
o A maximum of 266 single-family residential units
o A maximum of 3,7343,693 multi-family residential units
o Build-out population of approximately 10,519413
o A village core area containing:
• Commercial uses in a mixed use setting
• Public and community purpose facilities
• A transit stop and station
• An elementary school
• Multi-family residential
• A Town Square/Village Green/Main Street
• Affordable Housing
• Neighborhood park(s)
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Otay Ranch Village 3
Otay Ranch General Development Plan Amendment Report
Page 11 March 2021
Village Nine
Use
Dwelling Units Acreage Appro
x. Pop.
SF MF Total Dens Res. Park*** CPF Sch.** C'ml. Office Open
Sp. Art. Total
LMV 105 105 3.7 28.1 4.7 32.8 350
M 161 161 10.6 15.2 2.9 18.1 536
EUC 1,912 1,912 39.6 48.3 3.6 * 51.9 4,933
TC 1,030 1,030 23.3 44.3 1.5 2.3 7.9 * 56.0 2,657
MU 792 792 19.1 41.5 14.8 2.7 11.9 * 32.9 2,043
OTHER 6.8 26.1 32.9
TOTAL 266 3,734 4,000 22.6 177.4 27.5 5.0 19.8 * 6.8 26.1 262.6 10,519
* 1,500,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center
***Part of park acreage 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.
Exhibit 54a Village Nine Land Use Table (Existing)
Proposed amendments shown in red
Village Nine
Use
Dwelling Units Acreage Appro
x. Pop.
SF MF Total Dens Res. Park*** CPF Sch.** C'ml. Office Open
Sp. Art. Total
LMV 105 105 3.7 28.1 4.7 32.8 350
M 161 161 10.6 15.2 2.9 18.1 536
EUC 1,871 1,871 38.7 48.3 3.6 * 51.9 4,827
TC 1,030 1,030 23.3 44.3 1.5 2.3 7.9 * 56.0 2,657
MU 792 792 19.1 41.5 14.8 2.7 11.9 * 32.9 2,043
OTHER 6.8 26.1 32.9
TOTAL 266 3,693 3,959 22.3 177.4 27.5 5.0 19.8 * 6.8 26.1 262.6 10,413
* 1,500,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage within each land use will be determined at final map
**School sites occur in the TC and MU land use. If any school site is not pursued by the school district, the site will revert to Mixed Use or Town Center
***Part of park acreage 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.
Exhibit 54a Village Nine Land Use Table (Proposed)
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Otay Ranch Village 3
and a Portion of Village 4
Sectional Planning Area (SPA) Plan
ADOPTED DECEMBER 2, 2014
BY RESOLUTION NO. 2014-234
AMENDED DECEMBER 6, 2016
BY RESOLUTION NO. 2016-254
AMENDED ___________
BY RESOLUTION NO. _______
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5/26/2021 PC Agenda Page 184 of 1005
University Villages
Sectional Planning Area (SPA) Plan
Village 3 and a Portion of Village 4
OTAY RANCH GDP
Applicant:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Contact; Curt Smith
(760) 918-8200
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
(619) 823-1494
Hunsaker & Associates
Planning, Engineering, Surveying
9707 Waples Street
San Diego, CA 92121
Contact: Chuck Cater
(858) 558-4500
Tributary Landscape Architecture
2725 Jefferson Street #14
Carlsbad, CA 92008
Contact: Tom Picard
(760) 438-3304
WHA, Inc.
2850 Redhill Avenue, Suite 200
Santa Ana, CA 92705-5543
Contact: Julia Malisos
(949) 250-0607
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i
I. INTRODUCTION ................................................................................................................. 1
A. Background, Scope, and Purpose of the Plan ......................................................... 1
1. Background ..................................................................................................... 1
2. Scope and Purpose .......................................................................................... 2
B. Document Organization.......................................................................................... 4
1. SPA Plan ......................................................................................................... 4
2. Planned Community District Regulations ....................................................... 4
3. Village Design Plan (VDP) and Otay Ranch Business Park Guidelines ......... 5
4. Public Facilities Finance Plans ........................................................................ 5
5. Affordable Housing Plan ................................................................................. 5
6. Air Quality Improvement Plan (AQIP) ........................................................... 6
7. Water Conservation Plan (WCP) .................................................................... 6
8. Energy Conservation Plan ............................................................................... 6
9. Park, Recreation, Open Space and Trails Plan ................................................ 6
10. Community Purpose Facility Master Plan ..................................................... 7
11. Agriculture Plan ............................................................................................ 7
12. Preserve Edge Plan ........................................................................................ 7
13. Fire Protection Plan ....................................................................................... 7
14. Technical Studies and Plans .......................................................................... 7
C. Legal Significance and CEQA ............................................................................. 12
D. Related Documents .............................................................................................. 12
II. DEVELOPMENT CONCEPT ............................................................................................. 15
A. Location and Regional Setting ............................................................................. 15
B. Design Influence ................................................................................................... 15
1. Site Characteristics and Visual Context ........................................................ 15
2. Surrounding Land Uses ................................................................................. 18
C. Community Structure ........................................................................................... 18
D. Mapping Refinements, Density Transfers and Unallocated Units ....................... 24
1. Density Transfers between Villages .............................................................. 24
TABLE OF CONTENTS
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3. Secondary Designation for Elementary School Site ..................................... 25
III. CIRCULATION .............................................................................................................. 27
A. Introduction .......................................................................................................... 27
B. Regional Circulation Network .............................................................................. 28
C. Project Circulation Network ................................................................................. 28
D. Street Standards .................................................................................................... 31
1. Prime Arterials .............................................................................................. 32
2. Industrial Street ............................................................................................. 34
3. Modified Two-Lane Secondary Village Entry with Median & Village Pathway
35
4. Modified Two Lane Secondary Village Entry with Median ......................... 38
5. Modified Promenade Street ........................................................................... 42
6. Parkway Residential Streets .......................................................................... 46
7. Private Alleys ................................................................................................ 47
8. Private Residential Streets ............................................................................. 49
9. Private Courtyard .......................................................................................... 50
E. Traffic Calming .................................................................................................... 51
1. Grid Street Design ......................................................................................... 51
2. Curb Extensions ............................................................................................ 51
F. Transit Planning Principles ................................................................................... 52
G. Pedestrian Trails ................................................................................................... 54
1. Regional Trails .............................................................................................. 56
2. Chula Vista Greenbelt and OVRP Trails ...................................................... 56
3. Village Trail .................................................................................................. 58
4. Paseo ............................................................................................................. 59
5. Village Pathway ............................................................................................ 60
6. Promenade Trail ............................................................................................ 61
7. Village Streets ............................................................................................... 62
H. Bicycle Circulation ............................................................................................... 62
1. Class 2 Bike Lanes ........................................................................................ 62
2. Greenbelt and OVRP Trails .......................................................................... 62
3. Regional Trails .............................................................................................. 62
4. Additional Bicycle Routes ............................................................................ 62
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IV. GRADING ..................................................................................................................... 67
A. Introduction .......................................................................................................... 67
B. Grading Requirements .......................................................................................... 67
1. City of Chula Vista General Plan .................................................................. 67
2. Otay Ranch General Development Plan ........................................................ 67
3. Otay Ranch Overall Design Plan .................................................................. 68
C. Grading Concept ................................................................................................... 71
D. Grading Review ................................................................................................... 72
V. PARKS, RECREATION, OPEN SPACE & TRAILS MASTER PLAN ..................................... 77
A. Introduction .......................................................................................................... 77
1. Purpose .......................................................................................................... 77
2. Regulatory Framework .................................................................................. 77
3. Park Requirements ........................................................................................ 81
B. Village Park and Recreation Program .................................................................. 82
1. Recreation ..................................................................................................... 82
2. Parks 85
3. Trails and Bicycle Routes ............................................................................. 90
4. Community Gardens ..................................................................................... 91
5. SPA Open Space ........................................................................................... 91
C. Contributions to Otay Ranch Open Space ............................................................ 93
D. Ownership and Maintenance Options .................................................................. 93
1. Community Facilities District and Homeowners Association ...................... 93
2. Chula Vista General Services Department .................................................... 93
E. Phasing.................................................................................................................. 94
1. Parks 94
2. Open Space .................................................................................................... 94
3. Trails ............................................................................................................. 94
VI. COMMUNITY PURPOSE FACILITY MASTER PLAN ........................................................ 97
A. Introduction .......................................................................................................... 97
B. Community Purpose Facility Requirement .......................................................... 98
C. Community Purpose Facility Implementation ...................................................... 98
1. CPF-1 .......................................................................................................... 100
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iv
2. CPF-2 .......................................................................................................... 101
3. CPF-3 .......................................................................................................... 102
4. Private Open Space ..................................................................................... 103
VII. DEVELOPMENT PHASING ..................................................................................... 107
A. Introduction ........................................................................................................ 107
VIII. PUBLIC FACILITIES ................................................................................................. 113
A. Introduction ........................................................................................................ 113
B. Water Supply and Master Plan ........................................................................... 113
1. Water Supply ............................................................................................... 113
2. Potable Water Demand ................................................................................ 114
3. Recycled Water Supply and Master Plan .................................................... 114
4. Water Conservation ..................................................................................... 115
C. Sewer Service ..................................................................................................... 117
D. Storm Drain & Water Quality ............................................................................ 119
1. Drainage ...................................................................................................... 119
2. Water Quality .............................................................................................. 120
E. Roads .................................................................................................................. 123
F. Schools ................................................................................................................ 123
1. Elementary Schools ..................................................................................... 123
2. Middle Schools & High Schools ................................................................. 123
3. Adult Schools .............................................................................................. 123
G. Child Care Facilities ........................................................................................... 124
1. Family Day Care Homes ............................................................................. 124
2. Facility-Based Child Care ........................................................................... 125
H. Police, Fire and Emergency Services ................................................................. 125
1. Police Protection ......................................................................................... 125
2. Fire Protection ............................................................................................. 125
3. Emergency Disaster Plan ............................................................................ 126
I. Library Services ................................................................................................... 127
J. Parks, Recreation, Open Space and Trails Facilities ........................................... 127
K. Civic Facilities ................................................................................................... 127
L. Animal Control Facilities ................................................................................... 127
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v
M. Regional Facilities ............................................................................................. 127
1. Integrated Solid Waste Management .......................................................... 127
2. Arts and Cultural ......................................................................................... 128
3. Health and Medical ..................................................................................... 128
4. Community and Regional Purpose Facilities .............................................. 128
5. Social and Senior Services .......................................................................... 128
6. Correctional ................................................................................................. 128
7. Transit ......................................................................................................... 129
IX. GDP COMPLIANCE .................................................................................................... 133
A. Land Use ............................................................................................................ 133
A. II.2.8.1 Land Use ................................................................................................ 135
B. II.2.8.2 Mobility ................................................................................................. 138
C. II.2.8.3 Housing .................................................................................................. 139
D. II.2.8.4 Parks, Recreation, Open Space .............................................................. 140
E. II.2.8.5 Capital Facilities .................................................................................... 140
F. II.2.8.6 Air Quality ............................................................................................. 149
G. II.2.8.7 Noise ...................................................................................................... 153
H. II.2.8.8 Safety ..................................................................................................... 153
I. II.2.8.9 Growth Management ............................................................................... 155
J. II.2.8.10 Resource Protection, Conservation & Management ............................. 155
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EXHIBIT LIST
1 Document Organization Flow Chart…………………………………..……… 10
2 Regional Location Map……………………………………………….….…… 16
3 Vicinity Map…………………………………………………………..………. 17
4 Aerial Map…………………………………………………………….………. 18
5 Village 3 and a Portion of Village 4 Site Utilization Plan…….…...…... 22
6 Circulation Plan……………………………………………….………….….... 30
7 Six Lane Prime Arterial – Heritage Road & Main Street……………….…..…... 33
8 Industrial Street……………………………………………………...………… 36
9 Modified 2-Lane Secondary Village Entry with Median and
Village Pathway………………………………………….……………………. 38
10 Modified 2- Lane Secondary Village Entry with Median..……………..….….. 41
11 Modified Promenade Streets.……………………………………………...…... 45
12 Parkway Residential Street……………………………………...………..……. 48
13 Private Alley…………………………………………………………..……..… 50
14 Private Residential Street Section (Typical)………………………………..….. 51
15 Courtyard (Typical)…………………………………………...……………..… 52
16 Typical Curb Extensions…….………………………………………...…….… 53
17 Exhibit Number not used…………………………………....……….………... N/A
18 Conceptual Traffic Calming Location Plan…………………………..……..… 54
19 Conceptual Public Transportation Plan………………………………………... 56
20 Trails Plan………………………………………………………..………….…. 58
21 Chula Vista Regional Trail ………..……………………………………….….. 59
22 Chula Vista Greenbelt Trail ………..………….…………………………....… 60
23 Village Trail …………………………………………………………….…….. 61
24a Paseo………… ……….………………………………………………..…...… 62
24b Village Pathway…………………………………………….………..……...… 63
25 Promenade Trail ……….………………………………………………..…..… 64
26 Bicycle Circulation Plan………………………………………………….…… 66
27 Steep Slopes………………………………………………………….………... 75
28 Conceptual Grading Plan……………………………………………….……… 76
29 Cut and Fill Plan……………………………………………………..…...……. 77
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vii
30 Parks, Recreation, Open Space Plan…………………………………..………. 91
31 Village 3 Neighborhood Park (P-1) Concept Plan…………….………... 93
32 Village 4 Community Park (P-2) Concept Plan……………………..…………. 95
33 Community Purpose Facility Master Plan……………………………..………. 105
34a CPF-1 Concept Plan…………………………………………………………… 106
34b CPF-2 Concept Plan……………………………………………………....…… 107
35 CPF-3 Concept Plan ………………………………...……………….…..…… 108
36 Conceptual Phasing Plan……………………………………………….…..….. 114
37 Potable Water Plan……………………………………………………..……… 123
38 Recycled Water Plan…………………………………………………..….…… 124
39 Sewer Plan……………………………………………………………………. 126
40 Drainage Plan……………………………………………………...……..……. 130
41 Otay Ranch GDP Village 3 and a Portion of Village 4 Land Use Plan
(Proposed)……………………………………………………………….…….. 142
LIST OF TABLES
1 Village 3 and a Portion of Village 4 Site Utilization …………….……. 23
2 Otay Ranch Steep Slopes………………………………………………...…… 72
3 Estimated Required Park Land Dedication ………………………….……….. 85
4 Estimated Conveyance Requirements ………………………………….…….. 98
5 Village 3 and a Portion of 4 Conceptual Phasing Plan ………………... 115
6 GDP Exhibit 42 – Village 3 Land Use ………………………………... 143
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APPENDICES
Appendix A Village 3 Design Plan
Appendix B Business Park Design Guidelines
Appendix C Public Facilities Financing Plan
Appendix D Preserve Edge Plan
Appendix E Fire Protection Plan
Appendix F Affordable Housing Plan
Appendix G Air Quality Improvement Plan
Appendix H Water Conservation Plan
Appendix I Non-Renewable Energy Conservation Plan
Appendix J Agriculture Plan
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I. Introduction
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Villages 3 and a Portion of 4 I. Introduction
March 2021 Page 1
I. INTRODUCTION
A. BACKGROUND, SCOPE, AND PURPOSE OF THE PLAN
1. Background
The Otay Ranch General Development Plan (GDP) was adopted by the Chula
Vista City Council and the San Diego County Board of Supervisors on October
28, 1993, following an extensive planning process spanning over five years. The
plan governs the 23,000+ acre Otay Ranch properties. The Otay Ranch GDP is
based upon, and directly implements the City of Chula Vista General Plan. The
Otay Ranch GDP includes plans for urban villages, a resort community, the
Eastern Urban Center, industrial areas, rural estate planning areas, an 11,375+ acre
open space preserve and a university. The Otay Ranch open space system
facilitates completion of the Chula Vista Greenbelt System and the Chula Vista
Multi-Species Habitat Conservation Plan (MSCP) Subarea Plan.
Since its original adoption in 1993, the GDP has been amended several times, to
address village-specific planning issues. GDP amendments have been approved
over time in conjunction with preparation of SPA plans for the Village 3 and a
Portion of Village 4 areas.
The Village 3 North portion of the SPA Plan Area was originally included within
the planning boundaries of the Villages 2, 3 and a portion of Village 4 SPA Plan
approved by the Chula Vista City Council in 2006.
The Chula Vista City Council subsequently entered into a Land Offer Agreement
(LOA) with the then property owner in 2008. The LOA established a framework
for planning the southern portion of the Otay Valley Parcel, including the creation
of a future University and Regional Technology Park and future land use plans for
Village 3, a portion of Village 4, Village 8 East and Village 10 (collectively
referred to as “University Villages.” The LOA was subsequently amended in 2010
and again in 2014.
The Village 3 North and a Portion of Village 4 SPA Plan was approved by the
Chula Vista City Council on December 2, 2014 (Resolution No. 2014-234). The
Applicant, HomeFed Village III, LLC, acquired the property within the boundaries
of the SPA Plan in July 2015 and the amended SPA Plan and a new Tentative Map
were approved in 2016 (Resolution No 2016-254) (2015 SPA Plan). Changes
included revised single family lot configurations and sizes, a reconfigured public
neighborhood park, introduction of multi-family homes within the mixed use area
and relocation of office uses to create a larger, more efficient office complex as
well as revised street cross sections and the addition of a central pedestrian paseo.
The proposed revisions to the 2016 SPA Plan include expanding the SPA boundary
to include the approximately 48.6 acre area south of Main Street (Village 3 South)
which results in a 484.6-acre SPA Plan area and the entirety of Village 3 included
in this SPA Plan. In addition, the proposed revisions would change the land use
designations on three parcels, increase authorized units by transferring 41 multi-
family units from Village 9 to Village 3, and allocate the 377 unallocated and
unused Village 3 units to three multi-family parcels within Village 3, resulting in
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of 4 I. Introduction
Page 2 March 2021
no overall increase of units within Otay Ranch. The total authorized residential units
within Village 3 would increase from 1,597 to 1,638 dwellings (Refer to Exhibit 5:
Village 3 and a Portion of Village 4 Site Utilization Plan and Table 1: Site
Utilization Table).
2. Scope and Purpose
The Otay Ranch GDP permits urban levels of development implemented through
the Otay Ranch “village” planning concept. The village concept was developed
with input from the City of Chula Vista (City), County of San Diego (County), and
the Metropolitan Transit Development System (MTS, formerly MTDB). These
agencies also participated in planning for subsequent “village” SPA Plans in Otay
Ranch.
In general, the concept provides for urban villages that are approximately one-mile
square, with distinct features that are defined by an open space system and major
arterial streets. The village planning concept is intended to promote pedestrian-
oriented development and reduce reliance on the automobile. The concept
provides for essential facilities and services: elementary schools, shops, civic
facilities, childcare centers, and local parks in a village core. The highest density
residential uses are located in the core and densities generally decrease toward the
village perimeter. Otay Ranch villages that are served by regional transit are
intended to have the highest residential densities and commercial uses to enhance
transit ridership. The location of regional transit service supports the urban village
design within the SPA planning area.
The SPA Plan is the implementation tool of the Otay Ranch GDP for the villages.
It establishes design criteria for the villages and defines the type and maximum
amount of development permitted. It also establishes the City’s standards for that
development including open space provisions and major improvements to be
constructed by the developer.
The "Otay Ranch Business Park" (Villages Two and Three) is designated as
industrial lands in the GDP. The industrial land use category establishes light
industrial uses in a business park setting. These uses generate an employment base
within the Otay Ranch Community as well as the South San Diego County region.
This category authorizes uses such as research and development, light
manufacturing, warehouse and distribution facilities, office/showroom and
supporting uses. The SPA Plan area includes the southern portion of the Otay
Ranch Business Park. The portion of Village 4 included in the SPA Plan area is
currently designated Parks and Recreation and Open Space in the GDP.
This SPA Plan refines and implements the land use goals, objectives and policies
of the Otay Ranch GDP and the City of Chula Vista General Plan (CVGP). GDP
and CVGP amendments are necessary to implement the vision for SPA Plan Area.
Proposed amendments include increasing units, boundary adjustments and other
land use refinements.
This SPA Plan defines in more detail the development parameters for Village 3
and a portion of Village 4, including the land uses, design criteria, primary
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Villages 3 and a Portion of 4 I. Introduction
March 2021 Page 3
transportation patterns, open space and recreation concepts, and infrastructure
requirements. Additionally, the character and form of the development will be
implemented through a series of guidelines and development standards prescribed
in Planned Community (PC) District Regulations, Village Design Plan and other
supporting documents. The objectives of the SPA Plan are to:
• Develop a Business Park within Village 3 that provides a strong
employment base for Village 3 residents and the City of Chula Vista and
supports the economic development goals of the Chula Vista General Plan.
• Develop Commercial uses within the Village 3 core area that provide a
strong employment base for Village 3 residents and the City of Chula Vista
and meet the commercial/retail needs of the village and surrounding
villages.
• Establish an urban pedestrian-oriented village with a village core designed
to reduce reliance on the automobile and promote multi-modal
transportation, including walking and the use of bicycles, buses and
regional transit.
• Promote synergistic uses between Village 3 and adjacent Village 2 by
providing pedestrian/trail connections and complimentary land uses to
balance housing, activities, services and facilities.
• Implement the goals, objectives and policies of the Chula Vista General
Plan, the MSCP Subarea Plan, the Otay Ranch GDP, the Otay Ranch Phase
1 and Phase 2 Resource Management Plan, the Otay Ranch Facility
Implementation Plan, the Otay Ranch Village Phasing Plan and the Otay
Ranch Service/Revenue Plan.
• Implement the City of Chula Vista’s Growth Management Ordinance to
ensure that public facilities are provided in a timely manner and financed
by the parties creating the demand for, and benefiting from, the
improvements.
• Foster development patterns which promote orderly growth and prevent
urban sprawl.
• Develop, maintain, and enhance a sense of community identity.
• Accentuate the relationship of the land use plan with its natural setting and
the physical character of the region and promote effective management of
natural resources by concentrating development into less sensitive areas
while preserving large contiguous open space areas with sensitive
resources.
• Establish multi-use trail linkages to the Chula Vista Greenbelt, consistent
with the Chula Vista Greenbelt Master Plan.
• Add to the creation of a unique Otay Ranch image and identity which
differentiates Otay Ranch from other communities.
• Wisely manage limited natural resources.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of 4 I. Introduction
Page 4 March 2021
• Establish a land use and facility plan that assures the viability of the SPA
Plan area in consideration of existing and anticipated economic conditions.
• Implement the Otay Valley Regional Park Concept Plan within the SPA
boundary through the planning and provision of portions of connections
to the City’s Greenbelt trail network.
• Provide a wide variety of housing options, including affordable housing,
to City residents, future students and faculty of the four-year University
and employees of the Regional Technology Park, Village 8 West and
Village 9 Town Centers, and the EUC.
This SPA Plan and supporting PC District Regulations supplement other City
regulations and function as the zoning ordinance for Village 3 and a portion of
Village 4. Where in conflict, the SPA Plan shall apply; and where a topic is not
addressed by this SPA Plan, appropriate City regulations shall apply.
B. DOCUMENT ORGANIZATION
This SPA Plan is divided into several components: the SPA Plan; PC District
Regulations; Village Design Plan; Public Facilities Finance Plans; Affordable
Housing Plan; Air Quality Improvement Plan; Water Conservation Plan; Non-
Renewable Energy Conservation Plan; Parks, Recreation, Open Space and Trails
Plan; Community Purpose Facility Master Plan, Preserve Edge Plan and
supporting Technical Studies and Plans. The purposes of these documents are as
follows:
1. SPA Plan
The purpose of the SPA Plan is to define, in more detail than the City’s General
Plan and Otay Ranch GDP, the development parameters for Village 3 and a
portion of Village 4, including the land uses, design criteria, circulation pattern,
open space and recreation concept, and infrastructure requirements to support the
community.
2. Planned Community District Regulations
The PC District Regulations are the zoning regulations for the SPA Plan area.
These regulations implement the goals and policies of the CVGP, Otay Ranch
GDP, and the SPA Plan by establishing land use districts and standards to classify,
regulate, restrict and separate the uses of land, buildings and structures, and
regulate and limit the type, height and bulk of buildings and structures in each
land use district. These standards are established to protect the public health,
safety, and general welfare of the citizens of Chula Vista; to safeguard and
enhance the appearance and quality of development and to provide the social,
physical and economic advantages resulting from comprehensive and orderly
planned use of land resources. The regulations provide the basis by which the
City will review and evaluate the preliminary and final drawings for subsequent
development applications and provide guidance at the design review level. In the
event of conflict, these zoning regulations supersede other City zoning
regulations. The PC District Regulations are adopted by Ordinance pursuant to
Title 19 of the Chula Vista Zoning Code.
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3. Village 3 Design Plan (VDP) (Appendix A) and Otay Ranch
Business Park Guidelines (Appendix B)
These documents guide the site, building and landscape design within the SPA
Plan area to ensure the quality of the adopted urban design and architectural
concepts established for the overall Otay Ranch community are maintained. The
Village Design Plan identifies a theme for the village and delineates that identity
through streetscape and landscape design, architecture, signage programs and
lighting guidelines. The Village Design Plan, as well as the SPA and Tentative
Map, provide for an internal trail network and connectivity to the adjacent trail
and network (i.e. Chula Vista Greenbelt Trail and Regional Trail). In addition to
the VDP, a subsequent Master Precise Plan (MPP) was prepared for the village
core area and approved by the City Council in 2016. The MMP serves as a link
between the approved SPA/Village Design Plan and future development within
the village core.
The Otay Ranch Business Park Guidelines will ensure the quality of the
industrial/office business park design and architectural concepts support the
overall Otay Ranch Community. The Design Guidelines will address streetscape,
landscape, architecture, parking, loading and storage, signage, and lighting. The
interface between Village 3 residential land uses and the Business Park will also
be addressed in the Design Guidelines.
4. Public Facilities Finance Plans (Appendix C)
The Public Facilities Finance Plan (PFFP) implements the City of Chula Vista
Growth Management Program and Ordinance to ensure that the phased
development of the project is consistent with the overall goals and policies of the
City’s General Plan, Growth Management Program, and the Otay Ranch GDP.
The PFFP ensures that facilities are constructed concurrent with demand so that
development of the project will not adversely impact the City’s Quality of Life
Standards. The PFFP also contains a fiscal analysis identifying capital budget
impacts on the City as well as maintenance and operation costs for each phase of
development.
The PFFP components include an analysis of infrastructure facilities, such as
drainage, traffic, water and sewer, and the provision of community services and
facilities including fire protection and emergency services, law enforcement,
libraries, schools, and parks. The analysis and provisions of the PFFP fulfill the
GDP requirements for SPA-level Master Facility Plans for most facilities
associated with the development of the villages. Where additional project-
specific study and planning is needed, separate technical studies and plans for the
villages have been prepared and included as a component of the SPA Plan or the
Environmental Impact Report (EIR). A Supplemental PFFP has been prepared for
the proposed project.
5. Affordable Housing Plan (Appendix D)
The City of Chula Vista General Plan requires that residential development with
fifty (50) or more dwelling units provide a minimum of 10% of the total dwelling
units for affordable housing. Of these units, one-half (5% of the total project) is
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to be designated available to low income households 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”), be prepared by the Developer. The AHP Plan is
implemented through an Affordable Housing Agreement between the City and
the Developer.
The AHP delineates how, when, and where affordable units will be provided,
intended subsidies, income and/or rent restrictions and methods to verify
compliance. The AHP has been updated to be consistent with the 2021 SPA Plan
amendment and the Balanced Communities Affordable Housing Agreement
(Village 3) approved by the City Council on December 6, 2016.
6. Air Quality Improvement Plan (AQIP) (Appendix E)
The City’s Growth Management Ordinance requires an Air Quality Improvement
Plan (AQIP) be submitted with all SPA Plans consisting of 50 dwelling units or
greater. As required by the Growth Management Ordinance, the AQIP shall
provide an analysis of air pollution impacts which would result from the project
and is required to demonstrate the best available design to reduce vehicle trips,
maintain or improve traffic flow, reduce vehicle miles traveled and other means
of reducing emissions. The AQIP must be comply with the City’s Air Quality
Improvement Plan guidelines.
7. Water Conservation Plan (WCP) (Appendix F)
The purpose of the Water Conservation Plan (WCP) is to respond to the Growth
Management policies of the City of Chula Vista, which address the long term
need to conserve water in new developments, to address short term emergency
measures, and to establish standards for water conservation. An update to the
Water Conservation Plan has been prepared for the proposed project.
8. Non-Renewable Energy Conservation Plan (Appendix G)
The Otay Ranch GDP requires that all SPA Plans include a Non-Renewable
Energy Conservation Plan. The Energy Conservation Plan identifies measures to
reduce the use of non-renewable energy resources through, but not limited to
transportation; building design and use; lighting; recycling and alternative energy
sources.
9. Park, Recreation, Open Space and Trails Plan
The Otay Ranch GDP requires that all SPA Plans include a Parks, Recreation,
Open Space and Trails Plan. This Plan identifies locations, conceptual designs,
ownership, maintenance and phasing of park, recreation and trails facilities to be
provided in the SPA Plan area. The Plan also establishes linkages to the Chula
Vista Greenbelt Trail and Regional Trail. The Park, Recreation, Open Space and
Trails Plan is provided as Section V of the Village 3 and a Portion of Village 4
SPA Plan.
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10. Community Purpose Facility Master Plan
The City of Chula Vista Municipal Code requires the preparation of a Community
Purpose Facility Master Plan as a component of a SPA Plan. This Plan identifies
the location of sites, acreage, and facilities in the village. The Community
Purpose Facility Master Plan is provided as Chapter VI of the Village 3 and a
Portion of Village 4 SPA Plan document.
11. Agriculture Plan (Appendix H)
The 1993 Otay Ranch Program EIR requires the preparation of an Agriculture
Plan concurrent with the approval of any SPA Plan affecting onsite agricultural
resources. This Plan describes the type of agriculture activities allowed as an
interim use including buffering guidelines designed to prevent potential land use
interface impacts related to noise, odors, dust, insects, rodents and chemicals
which may accompany agricultural activities and operations.
12. Preserve Edge Plan (Appendix I)
In accordance with the Otay Ranch Resource Management Plan (RMP), a
Preserve Edge Plan must be prepared for all SPAs that contain areas adjacent to
the Otay Ranch Preserve. The purpose of the Preserve Edge Plan is to identify
allowable uses and establish strategies to minimize edge effects on the Preserve.
13. Fire Protection Plan (FPP) (Appendix J)
In accordance with the requirements of the City of Chula Vista Fire Department,
Chapter 49 of the 2010 California Fire Code, and the City of Chula Vista Fire
Code, a Fire Protection Plan must be provided for all new development in the
Wildland Interface (WUI). The purpose of the Fire Protection Plan is to identify
the wildfire risk associated with the proposed residential development in the WUI
area and provide measures to minimize and mitigate potential for loss. A Villages
3 North and a Portion of Village 4 Fire Protection Plan has been prepared,
consistent with the Chula Vista Fire Facility Master Plan, January 28, 2014. An
amendment to the FPP was approved in 2016 and an additional amendment to the
FPP has been prepared for the Proposed Project.
14. Technical Studies and Plans
The Otay Ranch GDP identified Project-wide Implementation Tasks including
preparation of an Overall Design Plan, Master Facility Plans and the Resource
Management Plan (Phase 2) for Otay Ranch. These project-wide implementation
tasks have been completed and serve as the basis for subsequent SPA planning.
The GDP also identified SPA Implementation Tasks that included preparation of
SPA Plans, PFFPs, Regional Facilities Reports, Master Facilities Plans, and
others. During the preparation of SPA One, a number of Master Facility Plans
were prepared to address the provision of certain facilities on a Ranch-wide basis.
For this reason, subsequent SPA Plans are required only to prepare Plans and
Technical Studies specific to their development. The Plans for the SPA Plan area
are listed and described above.
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Technical studies for the SPA Planning Area were prepared for the Environmental
Impact Report (EIR) adopted by the Chula Vista City Council on December 2,
2014, the PFFP, or as part of this SPA Plan. These plans and studies, in
conjunction with mitigation measures identified by the EIR, fulfill the Otay Ranch
GDP requirements for individual Village SPA Plan implementation. The
technical studies and plans include:
• Biological Technical Report for Otay Ranch University Villages, Prepared
by Dudek & Associates, May 2014.
• Air Quality and Global Climate Change Technical Report for the Otay
Ranch University Villages Project, prepared by Dudek & Associates, May
2014.
• Noise Assessment Technical Report for the Otay Ranch University
Villages Project, prepared by Dudek & Associates, May 2014.
• University Villages Traffic Impact Analysis – Otay Ranch Villages 3
North, a Portion of 4, 8 East and 10, prepared by Chen and Ryan
Associates, July 2014.
• Archaeological Evaluation of Cultural Resources at the Otay Ranch
Village 3 North and a Portion of 4, 8 East and 10, prepared by Brian Smith
and Associates, March 2014.
• Paleontological Resource and Monitoring Assessment for Village 3 North
and a Portion of 4, 8 East and 10, prepared by Brian Smith and Associates,
March 2014.
• Phase I Environmental Site Assessment for Village 3 North, 8 East and 10
Coast2Coast Environmental, November 11, 2011
• Master Drainage Study for Otay Ranch Village 3 North, prepared by
Hunsaker & Associates, June 2014.
• Master Water Quality Technical Report for Otay Ranch Village 3 and a
Portion of Village 4, prepared by Hunsaker & Associates, June 2014.
• Overview of Sewer Service for Otay Ranch Villages 3 North, a Portion of
4, 8 East, and 10, prepared by Wilson Engineering, May 2014.
• Overview of Water Service for Otay Ranch Villages 3 North, a Portion of
4, 8 East, and 10, prepared by Wilson Engineering, May 2014.
• Geotechnical Investigation for Otay Ranch Village 3 North, prepared by
GEOCON, Inc., May 2013.
• Village 3 North Health Risk Assessment, prepared by SCS Engineers, July
2014.
• Village 3 North Nuisance Study, prepared by SCS Engineers, July 2014
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• Fire Protection Plan University Villages – Villages 3 North and a Portion
of Village Four, prepared by Dudek, July 2014.
In addition to the above-listed technical reports and studies, the following
analyses were completed to support the Addendum to the 2014 EIR and analyze
the proposed revisions to the Chula Vista General Plan, Otay Ranch GDP, this
SPA Plan and the Village 3 North and a Portion of Village 4 revised Tentative
Map:
• Otay Ranch Village 3 Project – Air Quality and Greenhouse Gas Update,
prepared by Dudek, February 25, 2016
• Otay Ranch Village 3 Project – Biological Resources, prepared by Dudek,
August 24, 2016
• Geotechnical Review of Revised Tentative Map Otay Ranch Village 3
North Chula Vista, California, Prepared by GEOCON, January 15, 2016.
• Amended TM Drainage Study for Otay Ranch Village 3 North and a
Portion of Village 4, prepared by Hunsaker & Associates, February 18,
2016.
• Priority Development Project (PDP) Storm Water Quality Management
Plan for Amended TM for Otay Ranch Village 3 North and a Portion of
Village 4 Chula Vista, CA 91913, prepared by Hunsaker & Associates,
January 26, 2016.
• Otay Ranch Village Three Project – Noise Update, Prepared by Dudek,
August 29, 2016.
• Otay Ranch Village 3 Trip Generation Review, prepared by Chen-Ryan,
July 11, 2016.
• Otay Ranch Village 3 North and a Portion of Village 4 SPA Amendment
Water Evaluation, prepared by Dexter Wilson Engineering, Inc.,
September 30, 2016.
• Otay Ranch Village 3 North and a Portion of Village 4 SPA Amendment
Sewer Evaluation, prepared by Dexter Wilson Engineering, Inc.,
September 30, 2016.
• Cultural and Paleontological Resources Review for the Revised Tentative
Map for Otay Ranch Village 3 North, City of Chula Vista, prepared by
Brian Smith & Associates, July 14, 2016.
In addition to the above-listed technical reports and studies, the following
analyses were completed to support the 2021 Addendum to the 2014 EIR and
analyze the proposed revisions to the Chula Vista General Plan, Otay Ranch GDP,
this SPA Plan, and the Otay Ranch Village 3 R-6/R-20 Tentative Map and the
Otay Ranch Village 3 R-19 Tentative Map (Refer to Exhibit 5: Village 3 and a
Portion of Village 4 Site Utilization Plan and Table 1: Site Utilization Table):
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• Otay Ranch Village Three – Air Quality and Greenhouse Gas Update,
prepared by Dudek, 2020.
• Health Risk Assessment for the Otay Ranch Village 3 Project, prepared by
Dudek, 2020.
• Otay Ranch Village Three Addendum – Review of Biological Resources,
prepared by Dudek, 2020.
• Geotechnical Review, Prepared by GEOCON, 2020.
• Drainage Study for Otay Ranch Village 3, R-6 and R-20 Tentative Map,
prepared by Hunsaker & Associates, 2021.
• Priority Development Project (PDP) Storm Water Quality Management
Plan (SWQMP) for Otay Ranch Village 3, R-6 and R-20 Tentative Map,
prepared by Hunsaker & Associates, 2021.
• Drainage & Storm Water Quality Management Plan Compliance Memo
for Otay Ranch Village 3, R-19 Tentative Map, prepared by Hunsaker &
Associates, 2020.
• Otay Ranch Village Three Project – Noise Update Analysis, Prepared by
Dudek, 2020.
• Otay Ranch Village 3 Trip Generation Review, prepared by Chen-Ryan,
2021.
• Otay Ranch Village 3 and a Portion of Village 4 SPA Amendment Water
Evaluation, prepared by Dexter Wilson Engineering, Inc., 2020.
• Otay Ranch Village 3 and a Portion of Village 4 SPA Amendment Sewer
Evaluation, prepared by Dexter Wilson Engineering, Inc., 2021.
• Otay Ranch Village 3 Archeological and Paleontological Update, prepared
by Dudek, 2020.
• Village 3 Fiscal Impact Analysis Summary Report, DPFG, 2021.
• Otay Ranch Village 3 Market Analysis of Industrial and Office Uses,
HR&A Advisors, Inc., 2021
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Exhibit 1
Document Organization Flow Chart
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C. LEGAL SIGNIFICANCE AND CEQA
The project is subject to the requirements of the California Environmental Quality Act
(CEQA). The provisions of CEQA will be implemented by the City as part of the
approval process of this SPA Plan. All mitigation measures and monitoring activities
identified and incorporated into the project as part of the CEQA process shall be
implemented through this SPA Plan or other appropriate components of the SPA Plan.
All future discretionary permits will need to be consistent with this SPA Plan.
D. RELATED DOCUMENTS
The Chula Vista General Plan and Otay Ranch GDP establish the broad policy level
standards and requirements for the SPA Plan area. The Otay Ranch GDP also
authorizes the level of development intended within the SPA Plan Area and
establishes the PC Zoning implementation process. All of the other documents that
are components of the SPA Plan package (Village Design Plans, Public Facility
Finance Plans, etc.) are prepared concurrently and based on this SPA Plan.
Concurrent with the SPA level documents, subdivision maps and improvement plans
will be prepared which will provide the detailed information necessary to construct
the project described by the SPA level documents. These plans, the construction
process and ultimate uses/activities within the SPA must comply with the applicable
provisions of this SPA Plan and related documents, including:
• City of Chula Vista General Plan;
• Otay Ranch General Development Plan;
• Otay Ranch Resource Management Plan (Phase 1 and 2 Update);
• Multi-Species Conservation Plan (MSCP) Subarea Plan;
• City of Chula Vista Parks and Recreation Master Plan;
• Otay Valley Regional Park Concept Plan and,
• City of Chula Vista Greenbelt Master Plan
• July 8, 2014 Land Offer Agreement
• Chula Vista Fire Facility Master Plan (2014)
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II. Development Concept
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II. DEVELOPMENT CONCEPT
A. LOCATION AND REGIONAL SETTING
The SPA Plan Area is located at the southwestern portion of the Otay Valley Parcel of
Otay Ranch, just north of the Otay River Valley. Exhibit 2 illustrates the regional
location of the SPA Plan area; Exhibit 3 illustrates the vicinity and Exhibit 4 provides
an aerial map of the Project Area.
Village 3 is located south of Village 2 and the Otay Landfill, west of existing light
industrial uses in the City of Chula Vista and north of the Otay River Valley. Existing
development in the vicinity of Village 3 includes Otay Ranch Village 2 to the north.
Future development includes Villages 8 West and 8 East to the east. Village 4 is also
located south of Village 2, north of the Otay Quarry, west of Village 8 and east of Wolf
Canyon.
B. DESIGN INFLUENCE
The City of Chula Vista General Plan and the Otay Ranch planning documents (Otay
Ranch General Development Plan, Overall Design Plan, and other SPA plans for Otay
Ranch) describe the general design characteristics of Otay Ranch Villages. The design
of Village 3 is based on those guiding documents and the unique characteristics of the
landform and surrounding development. The urban village concept described in the
Otay Ranch GDP provides additional focus for the village. The village concept
intensifies residential densities and commercial uses to enhance transit use, reduce
automotive dependency, consolidates open space, promote social interaction, and
create a strong sense of community and identity within Otay Ranch. Other design
influences reflect on-site conditions and characteristics, such as landforms, aesthetics,
land use relationships and circulation patterns. While general design influences are
described below, design features and development requirements are addressed in the
Village Design Plan. The portion of Village 4 included within the SPA plan area is
part of a larger village area described in the GDP as an Urban Village. Proposed uses
are consistent with the remaining portion of Village 4 outside of the SPA Plan area and
adjacent to Village 8 West.
1. Site Characteristics and Visual Context
The SPA area landform consists of large mesas north of the Otay River Valley and
Wolf Canyon. The southern edge of Village 3 is defined by the extension of Main
Street identified by the Otay Ranch GDP as a 6-Lane Prime Arterial. The Otay
River Valley Preserve area is located south of Village 3. The Wolf Canyon
Preserve area is adjacent to the Village 4 area. Approximately 187 acres
designated Preserve Open Space are included within the SPA Plan area. There are
view opportunities to adjacent open space areas and mountains to the east and
south.
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Exhibit 2
Regional Location Map
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Exhibit 3
Vicinity Map
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Exhibit 4
Aerial Map
2. Surrounding Land Uses
The southeastern region of the City of Chula Vista is planned for the development
of new communities and a future University and Regional Technology Park. The
SPA Plan area is located at the southwestern limit of the Otay Valley Parcel of
Otay Ranch. Immediately surrounding the SPA Plan area are existing and planned
development areas. The future Otay Ranch Village 2 is located north, the Wolf
Canyon Preserve and an active quarry are located east. Existing industrial land
uses are located to the west and the Otay Landfill is located to the north. The Otay
Valley Regional Park is located south of Village 3. The village planning concept
provides for compatible land uses between adjoining villages.
C. COMMUNITY STRUCTURE
Village 3 is designed as an urban village with pedestrian orientation and a multi-modal
transportation focus. The design is consistent with the goals of the Otay Ranch GDP
which guide the creation of a distinct, residential community including a village core.
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The community is designed to attract village residents to the core for social, public
service, neighborhood shopping and recreation and community activities.
A variety of residential neighborhoods are planned south of the village core connected
by an internal circulation network that emphasizes pedestrian comfort and safety. The
City of Chula Vista Regional Trail continues south from Village 2 along Heritage Road
through Village 3, ultimately connecting to the Greenbelt Trail planned in the Otay
River Valley. The Regional Trail along Main Street provides an east-west pedestrian
connection between Village 3 and villages to the east. The Village Pathway connects
the village core to the Regional Trail.
Access to the regional transportation network includes a potential Rapid Bus service
along Main Street and local bus service through the village along Heritage Road. A
transit stop may be provided within the Otay Ranch Business Park to serve both the
business park and village residents. Bicycle circulation is accommodated along Main
Street and Heritage Road, as well as on the internal street network.
The southern portion of the Otay Ranch Business Park is located both north and south
of Heritage Road. The business park will be designed as an industrial/research, office
and business park and will generate an employment base within the Otay Ranch
Community.
The northern portion of Village 4 included within the SPA Plan area includes a
community park. Access is provided via the extension of Santa Luna Road west of La
Media Road. A regional trail along La Media is extended along Santa Luna, providing
a continuous pedestrian link into the community park and the residential neighborhood.
The Village 3 and a Portion of 4 SPA establishes the residential/mixed use Village 3
village boundary. The land use pattern required by the Otay Ranch GDP for urban
villages emphasizes high density residential and mixed use land uses located near
public transit to enhance ridership. The highest density residential uses are located
within and adjacent to the Village 3 village core, creating opportunities for synergistic
land use relationships and access to the planned Rapid Bus service on Main Street and
Local Bus service on Heritage Road. The village design is intended to provide
balanced and diverse land uses, environmentally sensitive development and pedestrian
orientation, creating a “sense of place” for village residents. Environmentally sensitive
development is achieved by consolidating development on lands that have been
historically farmed, while preserving more biologically sensitive lands within the Otay
Ranch Preserve. The Site Utilization Plan is provided in Exhibit 5.
The land use plan strives to create an urban village within Village 3, with a focus on
multi-modal transportation opportunities, including pedestrian, bicycle, and transit.
The urban village is composed of public and mixed uses with higher density residential
development forming a village core. The Village 3 village core area is centrally
located, placing the highest activity land uses within walking distance of a majority of
homes and the Village 3 residential land uses to the south. In addition, a mixed-use
area is designated within the Village Core to provide neighborhood serving
retail/commercial uses and multi-family homes in a mixed use setting within the village
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core to serve residents. Industrial uses are designated north of Heritage Road. Multi-
family neighborhoods are planned within two parcels located south of Main Street.
A “Main Street” village identity is created along the central north/south street through
Village 3. Two additional Secondary Village Entry Streets enter Village 3 from
Heritage Road. The extension of Main Street forms the southern boundary of the
village. This community structure establishes key pedestrian connections along
Heritage Road to and through the Business Park and between village serving land uses
in the core and the surrounding residential neighborhoods. The village core includes
an elementary school, a neighborhood park, higher density residential a CPF Site and
commercial/mixed use land uses. A Rapid Bus route is planned along Main Street. A
Local Bus stop may be provided along Heritage Road, within walking distance of the
village core and business park uses. The location of mixed use commercial/retail land
uses within the village core provides neighborhood serving land uses within walking
distance of a majority of Village 3 residents.
Consistent with the village planning concept, higher density residential development
is located in the village core with decreasing densities and single family detached
homes located toward the perimeter of the village. Private recreational facilities
(designated "CPF" or “P-OS” on the plan), approximately one-half to one-acre in size,
are located in the residential neighborhoods and are connected to the core along a
network of Promenade streets. Village serving land uses including the private
recreational facilities, a neighborhood park and a school site are located to create a
series of open space focal points within the village. The residential neighborhoods of
the village are connected by a grid street system to create multiple pedestrian and
vehicular travel options throughout the village. Village 3 includes two segments of the
Chula Vista Greenbelt Trail (approximately 565’). This segment will be implemented
according to the Greenbelt Master Plan and OVRP Design Standards and Guidelines.
The southern portion of the Otay Ranch Business Park is located in the northern portion
of the SPA Plan area south of the Otay Landfill. The land use plan for this area
provides for large-pad developments suitable for industrial and business park uses.
Multiple points of access to the Business Park are provided from Heritage Road. This
circulation design facilitates access and movement throughout the site.
The SPA Plan area also includes 17.8 acres designated community park (portion of
Otay Ranch North Community Park) within Village 4 and approximately 11.9 acres
designated open space. The portion of the Otay Ranch North Community Park is
accessible from the extension of La Media Parkway along its eastern boundary. A Site
Utilization Plan (Exhibit 5) and Land Use Summary Table (Table 1) depict the location
and acreage of the land uses and the densities.
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Exhibit 5
Village 3 and a Portion of Village 4 Site Utilization Plan
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Table 1 - Village 3 and a Portion of Village 4 Site Utilization Plan
Land Use Land Use Acres Units Target
Density
VILLAGE 3
Single Family
R-1 SF 12.4 80 6.4
R-2 SF 12.3 65 5.2
R-3 SF 11.5 104 9.1
R-4 SF 9.5 75 7.9
R-5 SF 7.5 46 6.1
R-7 SF 3.8 22 5.8
R-8 SF 5.5 43 7.8
R-9 SF 6.7 40 6.0
R-10 SF 9.5 98 10.3
R-11 SF 5.7 37 6.5
R-12 SF 3.1 24 7.7
R-13 SF 6.6 58 8.8
R-17 SF 5.7 53 9.3
R-18 SF 2.3 24 10.4
Single Family Total 102.1 769 7.5
Multi Family
R-6 MF 5.6 78 13.9
R-14 MF 5.0 71 14.2
R-15 MF 3.9 54 13.9
R-16 a/b MF 4.6 54 11.7
R-19 MF 8.3 224 27.0
R-20 MF 10.1 116 11.5
Multi Family Total 37.5 597 15.9
Mixed Use
MU-1a-d MU 1.8 30 16.7
MU-2a-e MU 7.2 242 33.6
Mixed Use Total 9.0 272 30.2
Residential Total 148.6 1,638 11.0
Community Purpose Facilities
CPF-1 CPF 0.9
CPF-2 CPF 0.9
CPF-3 CPF 0.9
Total CPF 2.7
Private Open Space (POS 1-
17) POS 5.3
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Land Use Land Use Acres Units Target
Density
Public Park P-1 P 8.1
School S 8.3
Industrial
I-1a I 6.3
I-1b I 6.4
I-2 I 4.6
I-3a I 4.2
I-3b/c I 7.8
Total Industrial 29.3
Open Space
Open Space @ Village 3 North
(OS 1, 2, 4-8, 17) OS 19.8
Open Space @ R-6/R-20 (OS
2-8) OS 8.5
Preserve @ Village 3 North
(OS-12) OS 157.2
Preserve @ R-20 (OS-1) OS 29.8
Total Open Space 215.3
Circulation
External Circulation 21.0
Internal Circulation 16.2
Total Circulation 37.2
Subtotal Village 3 454.8 1,638
VILLAGE 4 (por)
Public Park P-2 P 17.8
Open Space (OS 9-11) OS 11.9
Subtotal Village 4 (por) 29.7
TOTAL 484.6 1,638
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D. MAPPING REFINEMENTS, DENSITY TRANSFERS AND UNALLOCATED UNITS
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 PC District
Regulations.
Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will be
achieved at the subdivision level. The maximum density as specified for individual
parcels 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 and minor lot size modifications may be permitted
subject to the following and Section X. Legislative Procedures, Otay Ranch Village 3
Planned Community District Regulations.
1. Density Transfers between Villages
Villages 3 and a Portion of Village 4, 8 East and 10 are separate SPA Plans
originally approved by the Chula Vista Council in December 2014 (Resolution No.
2014-234). Pursuant to the LOA between the City of Chula Vista and SSBT LCRE
V, LLC (Applicant) dated July 8, 2014, 6,897 units are allocated amongst the three
SPA Plan Areas. Because these villages will be built out over approximately 15
years, it is impossible to determine the market demand in each village throughout
build-out. Therefore, to accommodate future fluctuations in market demand, the
LOA permits density transfers between villages of up to 15% of the total units
authorized for each village. The criteria below must be met for the density transfer
to be approved without a SPA Plan Amendment.
Pursuant to the LOA, the Applicant may transfer, at its discretion, up to fifteen
percent (15%) of the units allocated to a village within the Project to another village
within the same Project. The Development Services Director may approve, in his
or her discretion, any transfer of units more than fifteen percent (15%) or any
transfer of units to another village within Otay Ranch but not within the Project if
all of the following requirements are satisfied.
• The transfer of units between villages is consistent with the village design
policies and the Entitlements for the village into which the units are being
transferred;
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• The total number of units approved in 2014 within Villages 3, 8 East and
10 (6,897) is not exceeded;
• Public facilities and infrastructure including schools and parks are
provided based on the final number of units within each village or
Planning area;
• The planned identity of the villages is preserved including the creation of
pedestrian friendly and transit-oriented development;
• Preserve conveyance obligations will continue to be based on the final map
development area; and
• The Applicant provides proof to the City of Chula Vista that all affected
property owners (owner of any parcel subject to the transfer) consent to
the Density Transfer.
2. Secondary Designation for Elementary School Site
The elementary school site has been designated on the Village 3 Site Utilization
Plan for planning purposes, however, if a school district determines that a site will
not be used for school purposes, the school site will revert to the RM-1/RM-2 Zone
with densities of over 11 dwelling units per acre. Transfers of intensity to unused
school sites are subject to the Village 3 PC District Regulations Chapter X,
Implementation & Administration.
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III. CIRCULATION
A. INTRODUCTION
The Circulation Plan provides for a system that extends existing transportation routes
and constructs planned facilities. The Circulation Plan incorporates vehicular and non-
vehicular modes of transportation with public transportation as required by the Otay
Ranch GDP. The Chula Vista General Plan Land Use and Transportation Element
encourages “A sustainable circulation/mobility system that provides transportation
choices and is well-integrated with the City’s land uses.” In addition, the CVGP
includes policies that emphasize improved linkages between land development and
pedestrian networks, including:
• Promote and encourage development (mixed-use, commercial and residential)
that is organized around compact, walkable, mixed use neighborhoods and
districts that are in close proximity to a wide variety of employment, goods and
service, so as to reduce reliance on the automobile.
• Encourage inviting, well-planned, pedestrian-friendly street environments in all
new development with good site design, adequate walkway widths, and
amenities.
• Encourage and promote pedestrian-friendly elements for transit including
enhancements to roadways, interchanges and bridge crossings.
• Promote the use of non-polluting and renewable alternatives for mobility through
a system of bicycle and pedestrian paths and trails that are safe, attractive and
convenient forms of transportation.
• Support healthy lifestyles among residents through increasing opportunities for
regular physical activity by encouraging the development of a network of
pedestrian walkways in all neighborhoods.
The Circulation Plan establishes a network that provides access to the community as
established by the Otay Ranch GDP and in accordance with the City of Chula Vista
General Plan. The plan arranges roads into a hierarchy, organized by function, to
facilitate access within and around the village. These facilities are designed to create
an integrated system of roads, bike lanes, transit routes, trails and pedestrian walkways.
In Village 3, a grid street system is planned to support the pedestrian-oriented village
design concept.
The plan also considers non-vehicular transportation systems by making provisions to
connect to local and regional trails systems that provide access between the village
core, neighborhood park, school, open space areas and residential areas. Street
classifications within the SPA Plan area are consistent with the Chula Vista
Construction Standard Drawings 2017and have been refined to reflect the specific
opportunities and constraints of the SPA Plan area. Specific street design standards
are established at the Tentative Map level.
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The SPA Plan Public Facilities Finance Plan (PFFP) establishes a circulation phasing
plan which identifies the timing of specific improvements necessary to maintain the
levels of service established in the City’s Threshold Standards in the Growth
Management Element of the Chula Vista General Plan. The PFFP also describes the
obligations for the construction, or contributions toward construction, for specific
street segments that provide access to the village.
The Circulation Plan, including specific project access points, and internal circulation,
bicycle, pedestrian, and road crossings will be determined by the Ci ty Engineer and
Development Services Director during the Tentative Tract Map process. The Village
3 project also provides connections between the internal pedestrian trail network and
the Chula Vista Greenbelt Trail and Regional Trail. Two segments (565’) of the Chula
Vista Greenbelt Trail is within the SPA boundary. Variations to these concepts may
occur where safety or efficiency can be enhanced. The following sections describe the
regional circulation network, project circulation network, street standards, phasing of
street improvements, transit planning and bicycle and pedestrian trails for the SPA Plan
area.
B. REGIONAL CIRCULATION NETWORK
I-805, located approximately 2 miles to the west, provides primary regional access to
the site. In addition, access to the SPA Plan area is provided by State Route 125, which
is located approximately 2 miles east of the project site and I-5, along the Chula Vista
Bayfront, approximately 5 miles west of the SPA Plan area. State Route 54 provides
regional east-west circulation approximately 4.5 miles northwest of the project. SR-
905 provides additional east-west circulation south of the SPA Plan area.
Village 3:
North-south access will be provided via Heritage Road, a 6-lane Prime Arterial. Main
Street, a 6-lane Prime Arterial, provides east-west access to the SPA Plan area and
connects to I-805 to the west and SR-125 to the east. Additional east-west access is
provided along Olympic Parkway that connects to SR-125, I-805 and I-5.
Village 4 (Portion):
North-south access will be provided via La Media Road, a 6-Lane Prime Arterial. The
extension of Santa Luna Road, a signalized intersection of Santa Luna and La Media
Road provides direct access to the park.
The Otay Ranch GDP provides for the expansion of the regional transit-way system
into Otay Ranch. An east-west Bus Rapid Bus route is planned along Main Street. A
north-south Local Bus route may be provided along Heritage Road.
C. PROJECT CIRCULATION NETWORK
The primary entry from the north into Village 3 will be from Heritage Road. Three
Village 3 entries will be signalized and allow full turning movements. Primary access
to Village 4 will be via the extension of Santa Luna Road from La Media Road.
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The internal circulation concept provides adequate vehicular access throughout the
village, with alternate routes to disperse traffic throughout the village. The internal
circulation streets include Modified Class II Collector, Secondary Village Entry, a
Modified Core Promenade Street, Residential Streets (Promenade) and Parkway
Residential Streets, with specifically-designed streets to enhance the Village 3 Core
and Mixed Use area. Traffic calming features, such as curb extensions, raised
intersections, narrowed intersections and landscaped pop-outs may also be located in
the internal circulation network at appropriate locations. An Industrial Street provides
a connection between Energy Way (off-site) and Heritage Road.
The Circulation Plan encourages pedestrian activity and bicycle access through the
provision of the Village Pathway, an off-street paved path for bicycles and pedestrians.
The design of all village streets includes sidewalks and landscaping to promote
pedestrian circulation throughout the SPA Plan area. All public and private streets
(excluding alleyways) are subject to City of Chula Vista Council Policy Number 576-
19. The Village 3 project also provides connections between the internal pedestrian
trail network and the Chula Vista Greenbelt Trail and Regional Trail. Two segments
(565’) of the Chula Vista Greenbelt Trail is within the SPA Plan boundary.
The phasing of development concurrent with the provision of adequate road capacity
and access improvements is fully described in the PFFP. These improvements have
been phased and designed to maintain an adequate level of service in the circulation
system serving the SPA Plan Area and on internal roadways throughout build-out.
The circulation network is conceptually shown in Exhibit 6.
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Exhibit 6
Circulation Plan
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D. STREET STANDARDS
Street standards for the arterial roads at the periphery of the SPA Plan area have been
established in the Mobility Chapter of the GDP and previous project development
approvals. Internal streets, based on the City of Chula Vista 2002 Design Standards,
will be constructed to meet City engineering standards and to conform to the policies
of the GDP. The Mobility chapter of the GDP also allows modifications to standard
street designs specific to each village. Final improvement designs will be determined
as part of the subdivision approval process.
The GDP describes the automobile oriented improvements as only one component of
an integrated mobility system, which includes bicycles, low speed electric vehicles,
pedestrian trails and public transit systems. For this reason, all circulation streets in
and around the SPA Plan area have been designed to minimize steep gradients
wherever possible. All circulation street right-of-way designs provide sidewalks or
trails appropriate to the street classification.
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1. Prime Arterials
Prime Arterials provide for the completion of the
regional circulation system. They are designed to
operate at maximum efficiency and provide for
automobile and bus access to regional destinations
including freeways. Prime Arterials cross each other
at intervals of three-quarter miles or greater. Main
Street is an off-site 6-Lane Prime Arterial. Heritage
Road is a 6-Lane Prime Arterial. Class 2 Bikeway
Lanes are planned along Main Street and Heritage
Road. Regional trails are located on the north side of
Main Street and the east/south side of Heritage Road.
These regional trails provide connections to the city-
wide regional trail system and the City’s Greenbelt trail system and the Otay
Valley Regional Park trail(s).
Heritage Road
Exhibit 7
Six Lane Prime Arterials
Not to Scale
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Main Street
Note: Main Street improvements may be phased as depicted on the R-6/R-20 Tentative Map No. 20-0005
Exhibit 7
Six Lane Prime Arterials (cont’d)
Not to Scale
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2. Industrial Street
Future Energy Way is an Industrial Street designed to
provide access for large vehicles traveling through the
area. The street is composed of travel lanes, turn lanes,
on-street parallel parking and wide sidewalks on both
sides of the street.
Future Energy Way (by others)
Exhibit 8
Industrial Street
Not to Scale
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3. Modified Two-Lane Secondary Village Entry with Median &
Village Pathway
Primary access to the Village 3 core area is provided
from Heritage Road via Avenida Escaya and Paseo
Cultura. Avenida Escaya, the central access point to the
village provides 10’ Village Pathways with enhanced
pedestrian-scaled lighting on both sides of the street
through the Mixed Use area of the village core and is
comprised of 2-travel lanes, Class 3 bike lanes, diagonal
and parallel parking and landscaped parkways and
medians. Avenida Escaya also features a wide,
landscaped median that functions as a “Village Green,”
accommodating social and business activities within the
Village Core. “Sharrows” painted on the travel lanes will allow bicycles to share
the travel way with vehicles.
Paseo Cultura is the eastern access to Village 3 and provides two lanes, a center
landscaped median. The 10’ Village Pathway, landscaping and diagonal parking
are planned along the Mixed Use frontage, with an enhanced 8’ Promenade Trail,
a landscaped parkway and parallel parking planned along the multi-family
frontage. Additional design details are provided in the Village Design Plan.
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Portion of Avenida Escaya
Exhibit 9
Modified 2-Lane Secondary Village Entry with Median and Village Pathway
Not to Scale
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Portion of Calle Cultura
Exhibit 9 (Continued)
Modified 2-Lane Secondary Village Entry with Median and Village Pathway
Not to Scale
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4. Modified Two Lane Secondary Village Entry with Median
Santa Maya is a Secondary Village Entry Street,
providing an additional point of access from Heritage
Road into Village 3. The street design includes two
travel lanes, a landscaped median, Class 3 bike lanes and
landscaped parkways. The Promenade Trail and parallel
parking are planned along the western edge. “Sharrows”
painted on the travel lanes will allow bicycles to share
the travel way with vehicles.
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Santa Maya (Portion)
Exhibit 10
Modified Two Lane Secondary Village Entry with Median
Not to Scale
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Avenida Escaya continues south of Camino Aldea as
a Modified Two-Lane Secondary Village Entry
Street. Parallel parking is planned on both sides,
serving the school and neighborhood park. In
addition, the 10’ Village Pathway continues along
the edge of the school site and the Promenade Trail
meanders along the eastern edge of the P-1 Park.
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Avenida Escaya
Portion between Camino Aldea and Camino Prado
Exhibit 10 (Continued)
Modified Two Lane Secondary Village Entry
Not to Scale
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5. Modified Promenade Street
Modified Promenade Streets are the primary
circulation streets through residential
neighborhoods. The street design is intended to
promote the pedestrian-oriented urban village design
by providing a wide, tree-shaded walkway
(Promenade Trail with pedestrian-scaled lighting) on
one side of the street and a standard sidewalk on the
other side. The street design provides travel lanes,
on-street parallel parking on both sides of the street
and enhanced pedestrian-scaled lighting. Where
adjacent to the P-1 Park, the walkway is expanded to
a 10’ walkway meandering along the perimeter of the park. “Sharrows” painted
on the travel lane will allow bicycles to share the travel way with vehicles.
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Corte Nueva and portion of Camino Aldea and Santa Maya
Exhibit 11
Modified Promenade Streets
Not to Scale
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Portion of Camino Aldea @ P-1 Park
Exhibit 11 (Continued)
Modified Promenade Streets
Not to Scale
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Corte Nueva
Exhibit 11 (Continued)
Modified Promenade Streets
Not to Scale
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6. Parkway Residential Streets
Parkway Residential Streets are streets designed to emphasize the pedestrian -
orientation of the village with narrow travel lanes and sidewalks separated from
the road with landscaped parkways. Where adjacent to the P-1 Park, the walkway
is widened to 10’ and meanders along the perimeter of the park. Parkway
Residential Streets are located throughout the neighborhoods of Village 3. The
street design provides for two travel lanes, on-street parallel parking and
landscaped parkways.
Exhibit 12
Parkway Residential Street
Not to Scale Numerous Streets
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Portion of Camino Prado @ P-1 Park
Exhibit 12 (continued)
Parkway Residential Street
Not to Scale Numerous Streets
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7. Private Alleys
In small lot single family and mixed-use areas, alleys may be appropriate. Alleys
provide rear entrances for vehicles, decrease traffic on residential streets, minimize
the utilitarian appearance of street-facing garages and enable homes to be more
open and inviting to the street, creating a pedestrian-friendly environment. Alleys
may also provide an alternative location for utilities. Typical alley pavement width
is 20 feet.
Exhibit 13
Private Alley
Not to Scale Typical Alley Cross Section
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8. Private Residential Streets
In small lot single family and mixed-use areas, Private Residential Streets may be
appropriate. Typical private residential streets provide two travel lanes, parallel
parking, landscaped parkways and sidewalks on one or both sides of the street.
Parkway Residential Streets are the preferred residential street throughout Village
3. Implementation of this street section is subject to Design Review approval.
Portion of Camino Carmelo Camino Marcela and Portion of Camino Carmelo
Exhibit 14
Private Residential Street Section
Not to Scale.
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9. Private Courtyard
Small lot single family cluster neighborhoods with up to six homes are served by
a courtyard driveway. Typical courtyards provide direct access to garages,
creating pedestrian oriented streetscape along the public street frontage.
Exhibit 15
Private Courtyard (Typical)
Note: Access through courtyard must be 20’ clear of building obstructions. Not to Scale
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E. TRAFFIC CALMING
Traffic calming measures promote the pedestrian-orientation of the village. These
elements require thoughtful design to provide adequate sight distances and other
features to promote safety. The design and location of traffic calming features require
the approval of the City Engineer and the Development Services Director concurrent
with the approval of the tentative map.
1. Grid Street Design
The street circulation system in Village 3 is designed in a grid pattern that helps to
calm traffic. The grid pattern creates numerous intersections, requiring vehicles to
travel slowly and make frequent stops. The grid pattern also disperses traffic
throughout the village by providing numerous travel route options. Dispersed
traffic reduces congestion and conflicts, allowing drivers to travel "calmly"
through the village.
2. Curb Extensions
Curb extensions extend the line of the curb into the travel lane, reducing the width
of the street. Curb extensions typically occur at intersections and can reduce
pedestrian crossing distance and exposure to traffic, improve driver and pedestrian
sight distance visibility and visually and physically narrow the travel lane,
resulting in a traffic calming effect. Curb extension locations and feasibility to be
determined during final engineering.
Exhibit 16
Typical Curb Extensions
Note: Not to Scale.
May be implemented where grades
through the entire intersection are 2% or
less.
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Exhibit 18
Conceptual Traffic Calming Location Plan
F. TRANSIT PLANNING PRINCIPLES
Public transportation is an integral part of the Otay Ranch Community. The design of
the Plan area promotes access to public transit and locates land uses in proximity to
proposed transit stations. The San Diego Association of Governments (SANDAG) is
responsible for regional transportation and transit planning. On October 25, 2019, the
SANDAG Board of Directors adopted the San Diego Forward: The 2019 Federal
Regional Transportation Plan (RTP) which established the multimodal transportation
system for San Diego County, including the City of Chula Vista. The RTP includes
Bus Rapid Transit (BRT) Route 628/680 from Downtown San Diego to Otay Ranch
and ultimately to East Otay Mesa and the Mexican Border. In addition, BRT Route
627 links the H Street Trolley Station to Otay Ranch via Southwestern College. The
Chula Vista General Plan also includes plans for Rapid Bus Route 635 between the
Palomar Street Trolley Station and EastLake Business Center via Main Street and Otay
Ranch.
The public transit system also includes a network of local bus routes oriented to
community activity centers, including Otay Ranch villages and the proposed
University. The local bus network may loop into neighborhood areas collecting riders
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for the east-west express bus route and the north-south regional transit system. Rapid
Bus service (Route 635) is planned along Main Street, just south of Village 3. Local
Bus service may be provided through Village 3 on Heritage Road with a potential bus
stop along Heritage Road in a location that services both the Industrial / Business Park,
mixed use sites and the Village 3 village core. The Village 4 residential neighborhood
may be served by a Rapid Bus station located in Village 8 West, just east of the
neighborhood. Transit stop locations and design are based on the following principles:
• Locate transit stops where there are a number of major pedestrian
generators.
• Locate transit stops and pedestrian walkways to provide access while
respecting the privacy of residential areas.
• At the intersection of two or more transit routes, locate bus stops to
minimize walking distance between transfer stations.
• Locate bus turn-outs on the far side of the intersections to avoid conflicts
between transit vehicles and automobile traffic, permitting right-turning
vehicles to continue turning movements.
• Transit stops should be provided with adequate walkway lighting and well
designated shelters.
• Walkway ramps should be provided at transit stops to ensure accessibility.
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Exhibit 19
Conceptual Public Transportation Plan
G. PEDESTRIAN TRAILS
The SPA Plan has been designed to accommodate the trails program described by the
Otay Ranch GDP, Overall Design Plan and the City of Chula Vista Greenbelt Master
Plan and Otay Valley Regional Park (OVRP) Concept Plan. The plan recognizes that
the provision of bicycle and pedestrian circulation is fundamental to creating urban
villages. All village streets and sidewalks have been designed at gradients of 10
percent or less to facilitate pedestrian circulation.
The trails program is described below, and the Trails Plan is depicted on Exhibit 20.
The street cross-sections (Exhibits 7 – 12) illustrate regional and village trails, a paseo
and pathways. Separate trail cross-sections are also provided on the following pages
on Exhibits 21-25. Additional details regarding the trail system are provided in the
Parks, Recreation, Open Space and Trails Master Plan and the Village Design Plan.
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Exhibit 20
Trails Plan
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1. Regional Trails
Chula Vista Regional Trails are located on the north side of Main Street and the
east side of Heritage Road. The Heritage Road Regional Trail connects north to
Village 2 and south to the Otay Valley Regional Park and Chula Vista Greenbelt
trail system. The Main Street Regional Trail is planned to connect east in the future
to the Village 8 West Town Center and future EUC and University. These trails
are located adjacent to the roadways within landscape buffers. The trail surface
may concrete or decomposed granite trails, depending on the gradient, and is 10
feet wide to accommodate both pedestrians and bicycles.
Note: Trail surfacing will be concrete where gradient exceeds 5%. D.G. surfacing will
be utilized where gradient is less than 5%.
Exhibit 21
Chula Vista Regional Trail
2. Chula Vista Greenbelt and OVRP Trails
As described in the Chula Vista Greenbelt Master Plan, planned multi -use trails,
including equestrian uses, will be implemented within the existing Salt Creek
sewer access/maintenance road through the Otay Valley on the north side of the
river. Two segments of the Greenbelt Trail (approximately 565 feet) are within
the SPA boundary south of Village 3. The Village 3 village core will be connected
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to the Greenbelt via the Regional Trails along Heritage Road and Main Street,
ultimately connecting to the east and west Greenbelt segments within the Otay
Valley Regional Park.
The OVRP Concept Plan identifies a multi-use trail system, including equestrian,
through the Otay River Valley. The portion of the Greenbelt Trail described above
coincides with the OVRP trail. Consistent with the MSCP, this trail is co-located
within the existing Salt Creek Sewer maintenance road to avoid impacts to
sensitive habitat in the river valley and control access along the Otay Ranch
Preserve edge. The Chula Vista Greenbelt Trail will be implemented according to
the Greenbelt Master Plan and OVRP Design Standards and Guidelines. All trail
signage shall conform to the Greenbelt Master plan.
Exhibit 22
Chula Vista Greenbelt Trail Section
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3. Village Trail
A Village Trail segment located in the southeast portion of Village 3 provides a
pedestrian connection from the northern portion of Village 3 to the Chula Vista
Greenbelt/OVRP trail located in the Otay River Valley via the Main Street
Regional Trail. This Village Trail segment also provides a pedestrian connection
between the R-6 and R-20 neighborhoods in the southern portion of Village 3 and
the Village 3 core area where the elementary school, public park and other
community amenities are located. An additional Village Trail segment is planned
along the northwestern perimeter of Village 3, within private open space areas and
the CPF-2 site, providing links between passive and active recreation areas Trail
improvements include concrete or D.G. trail surfacing, Post & Rail fencing and
signage, where appropriate.
Exhibit 23
Village Trail
Not to Scale
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4. Paseo
A 55’ to 78’ paseo is planned to provide a pedestrian connection between the
residential neighborhoods and the park, the school and the village core. The paseo
features a 10’ meandering concrete path, with adjacent landscape areas comprised
of benches, recreational lawn areas, trees and shrub plantings.
Exhibit 24a
Paseo
Not to Scale
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5. Village Pathway
Village Pathways are inter-village multi-purpose paths that link all of the Otay
Valley Parcel villages. In Village 3, a Village Pathway is proposed to extend south
from the Heritage Road Regional Trail, through the mixed use commercial area
and to the neighborhood park and school. The Village Pathway is a 10’ colored
concrete (Adobe Tan) pathway, separated from the street by a landscaped, tree-
lined parkway and pedestrian scaled lighting.
Note: The Pedestrian Light fixture is for illustrative purposes/
Exhibit 24b
Village Pathway
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6. Promenade Trail
Promenade Trails are tree shaded walkways located along the featured side of the
Modified Two Lane Secondary Village Entry Street and Modified Promenade
Residential Street. In Village 3, the Promenade Trail provides a pedestrian friendly
connection between the Village Core Mixed Use area and the school ,
neighborhood park and residential neighborhoods. Promenade Trails are six foot
wide concrete trails separated from the street by a landscaped parkway.
Note: The Pedestrian Light fixture is for illustrative purposes/
Exhibit 25
Promenade Trail
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7. Village Streets
The village streets are designed to promote pedestrian and bicycle circulation.
Sidewalks are provided on all public village streets. The preferred design for all
village streets is the Parkway Residential Street, which provides a minimum five-
foot wide sidewalk separated from the roadway by landscaped parkways. The
Village Design Plan provides additional design details.
H. BICYCLE CIRCULATION
The SPA Plan has been designed to accommodate the bicycle circulation program
described by the Chula Vista General Plan, Otay Ranch GDP, Overall Design Plan,
Greenbelt Master Plan, OVRP Concept Plan and Chula Vista Bikeway Master Plan.
The Village 3 Bicycle Circulation Plan is depicted on Exhibit 26. The following bike
elements are planned within and surrounding the Village 3 SPA Plan Area
1. Bike Lanes/Routes
Class 2 Bike Lanes are planned along Main Street, Heritage Road. These signed
and stripped lanes within the street right-of-way connect to a larger bike circulation
network within the City of Chula Vista. Class 3 Bike Routes are planned on
internal backbone streets. Sharrows” painted on the travel lane would allow
bicycles to share the travel way with vehicles. See Exhibit 26, Bicycle Circulation
Plan.
2. Greenbelt and OVRP Trails
The Greenbelt and OVRP trails are proposed as multi -use trails which can
accommodate bicyclists. As described above, the portion of the Greenbelt Trail
coincides with the OVRP trail and is located on the existing Salt Creek sewer
maintenance road located south of Village 3 within the Otay Valley on the north
side of the river.
3. Regional Trails
Regional Trails are also intended as multi-use trails to accommodate a variety of
users including bicyclists who may choose not to travel on bike lanes on major
roadways. The trails are located on the south side of Main Street and the east side
of Heritage Road
4. Additional Bicycle Routes
Additional Bike Routes are planned in the village connecting residential
neighborhoods to the village core along the three entry streets. These “enhanced
Class 3 routes” will provide “Sharrows” painted on the travel lane to indicate
shared lanes with vehicles.
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Exhibit 26
Bicycle Circulation Plan
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IV. Grading
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IV. GRADING
A. INTRODUCTION
The Land Use and Transportation Element of the Chula Vista General Plan states the
mesas, hilltops, and gently rolling topography in Chula Vista offer the best conditions
for development. Steeply sloped hills and valleys can serve as resources, linking
developed regions and important natural features. The goal of the Otay Ranch GDP is
to concentrate urban development on flatter areas and retain sensitive natural
topographic features. The SPA Plan area is located primarily on mesa tops sloping
south to the Otay River Valley and Wolf Canyon Preserve areas. Slopes surrounding
the village will be undulating with variable horizontal and vertical gradients, to blend
into the surrounding terrain and create an aesthetically pleasing setting. This chapter
describes the guiding policies and requirements for grading and their application to the
topographic characteristics of the SPA Plan area.
B. GRADING REQUIREMENTS
To ensure subsequent grading plans implement the City’s policies regarding landform
grading and hillside development, final grading design to implement the SPA Plan
shall be consistent with the grading design concepts of the SPA Conceptual Grading
Plan and shall adhere to the grading standards and policies described below.
1. City of Chula Vista General Plan
Chula Vista Municipal Code Section 15.04 – Grading Ordinance contains specific
criteria to guide grading within the City:
• Create artificial slopes with curves and varying slope ratios designed to simulate the
appearance of surrounding natural terrain.
• Incorporate created ravine and ridge shapes with protective drainage control systems
and integrated landscaping design.
• Conventional grading shall mean the standard 2-to-1 slope and other uniform slope
faces.
• Conventional grading should be restricted to those cases where adherence to
landform grading principles would not produce any significant contribution to the
high quality site planning goals established overall by the General Plan.
• Conventional grading is only appropriate where landform grading is demonstrated to
be impractical or the location of the slope is in a very low visibility situation.
• The fact that landform grading may not produce the maximum size of building pad
or development area is not sufficient justification for determining that landform
grading is impractical.
2. Otay Ranch General Development Plan
The Otay Ranch General Development Plan also contains specific criteria to guide
grading in the overall ranch area. Final grading designs implementing the SPA
grading concept are required to incorporate the following:
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• Grading within the SPA Plan Area shall be subject to Chapter 15.04 -
Excavation, Grading and Fills of the Municipal Code.
• Ranch-wide, there shall be preservation of 83 percent of the existing
steep slopes (property with gradients of 25 percent or greater).
• Geotechnical investigations shall be provided with each SPA plan.
• Grading within each village is intended to minimize earthmoving
distances and to facilitate phased grading.
• Naturalized buffering shall be provided as a transition between
development and significant existing landforms.
• Manufactured slope faces over 25 feet shall be varied to avoid excessive
“flat planed” surfaces.
• Variable slope ratios not exceeding 2:1 should be utilized when
developing grading plans.
• To complement landform grading, landform planting techniques will 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 minor materials.
3. Otay Ranch Overall Design Plan
The Otay Ranch Overall Design Plan provides additional guidelines for grading
within the project area:
• When grading in any of the defined scenic corridors, contours shall be
carefully modulated and softened to blend with existing natural slopes
to create a more natural and irregular appearance.
• Excessively long, uniform slopes shall be avoided.
• Contours should be rounded and blended without sharp or unnatural
corners where cut or fill slopes intersect a natural canyon or slope.
• Transitions between new cut and fill slopes and natural slopes should
be made by rolling the top or bottom of the new slope to integrate the
two conditions.
• When grading for development or where roadways intersect a natural
slope without cut or fill slopes (daylight condition), a rounded top or
bottom of the slope should be retained to blend the natural slope with
the building or road pad.
• Create road alignments to meet the natural contours with minimal
grading and blending of cut/fill slopes with natural topography is
required.
• When feasible, divided roads may be split vertically to soften the impact
of grading and to maximize potential scenic views.
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• Landscape graded slopes with native and indigenous plant materials to
blend with existing planting when adjacent to new landscaping.
The GDP and RMP establish a ranch-wide standard for landform modification that 83% of
steep slopes (natural slopes with gradients of 25% or greater) shall be preserved within the
Otay Ranch. Based on current data collection and updated modeling results, Otay Ranch
contains 9,821 acres of land with gradients of 25% or greater. Applying the GDP/RMP
requirement for 83% Ranch-wide steep slope preservation equates to 1,670 acres of steep
slopes Ranch-wide that could be impacted.
Development of Village 3 and a portion of Village 4 will impact 36.8 acres of on and off-
site natural steep slopes as depicted on Exhibit 27 and included in Table 2. Natural steep
slope impacts within Village 3 and a portion of Village 4 include the following:
1. 32.5 acres onsite and 0.5 acres off-site (33.0 acres total) within the Otay Valley
Parcel of Otay Ranch.
2. 3.8 acres of additional off-site steep slope impacts outside of the Otay Ranch
(Exhibit 27) not subject to the GDP/RMP preservation requirement.
Future buildout projections for remaining SPA Plan areas in the Otay Valley, Proctor
Valley, and San Ysidro Parcels estimate that 1,069 acres of steep slopes will be impacted
Ranch-wide including the 33.0 acres on and off site of Village 3 and a portion of Village
4. Combined with set steep slope impacts (approximately 335.6 acres from approved
plans), Ranch-wide impacts are estimated at 1,404.6 acres. The 1,404.6 acres of impact
equates to approximately 86% preservation which is above the 83% preservation standard
in the RMP. Table 2 provides a summary of the projected Ranch-wide impacts to steep
slopes at build out.
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Table 2 - Otay Ranch Steep Slopes
Existing Steep
Slopes (Slope
Gradient ≥ 25%)
Steep Slope Impacts
(City of Chula Vista)
Projected Steep Slope
Impacts
(County of San
Diego)
Otay Valley Parcel
Approved SPA Plans:
Villages 1 and 1 West, 2, 4 (Park
Portion), 5, 6, 7, 8 West, 9, 11, and
Planning Area 12 (Eastern Urban
Center and Freeway Commercial)
Sub-totals 439 335.6 -
Remaining SPA Plans:
Village 3, 4 (Remainder), 8 East, 10,
University, and Planning Area 18
Sub-totals 287.4 202.7(1) -
Proctor Valley
Remaining SPA Plans:
Village 13, 14, 16, and 19
Sub-totals 486.3 - 378.3(2a,3)
San Ysidro Mountains
Remaining SPA Plans:
Villages 15 and 17
Sub-totals 560.1 - 488.0(2b,3)
Outside Development Areas
Sub-totals 8,048.5 0 0
Ranch-wide Sub-totals 9,821.3 538.3 866.3
Ranch-wide Totals 9,821.3 1,404.6
Notes:
1. Slope impacts are based on best available data including currently proposed projects (SPA Plans/Tentative Maps) and
current GDP/SRP development areas.
2. Excludes acreages associated with Wildlife Agency conservation acquisitions that would no longer be deve lopable:
a. 108 acres within Proctor Valley
b. 72.1 acres within San Ysidro Mountains
3. Assumes development will impact 100% of steep slopes (slope gradient ≥ 25%) within current GDP/SRP development
areas.
Manufactured internal slopes within the SPA Plan area are typically 2:1 maximum
gradient. If at the tentative map stage, slopes of 25 feet in height or greater in
highly visible locations are proposed, landform grading techniques may be
considered on a case-by-case basis as/and approved by the Development Services
Director. In the SPA Plan area, the most visible slope locations are along prime
arterial streets and adjacent to the Otay River Valley and Wolf Canyon open space
Preserve areas. As such, landform grading techniques will be used for slopes 25
feet in height or greater where they occur along prime arterial streets and natural
open spaces.
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C. GRADING CONCEPT
The SPA level grading plan provides a preliminary grading concept identifying major
slope locations. The preliminary grading design is as indicated on the Conceptual
Grading Plan (Exhibit 28). The grading concept is based on the following objectives:
• Create efficient man-made landforms that visually respond to natural terrain
characteristics where practical.
• Create and maintain on- and off-site views.
• When significant land forms are modified for project implementation, round
the land form as much as possible to blend into the natural grade.
• With approval of the City Engineer, round the tops and toes of slopes.
When slopes cannot be rounded, utilize vegetation to alleviate sharp angular
appearances.
• Balance earthwork, utilizing an equal amount of cut for an equal amount of
fill.
• Create, where possible, barriers or physical separation from traffic noise
sources.
• Utilize elevation changes to separate potential land use conflicts.
• Wherever possible, create a fairly level area for a village core that will
accommodate mixed-use, community purpose facility, elementary school,
neighborhood park and multi-family residential development.
• Create useable areas that provide for a variety of residential housing types.
• Minimize, where feasible, impacts to sensitive areas including the Otay
River Valley and Wolf Canyon.
• Undulate slopes surrounding the village with variable horizontal and
vertical gradients, to blend into the surrounding terrain and create an
aesthetically pleasing setting.
• Design retaining walls to avoid conflicts with utilities.
Preliminary soils and geotechnical reports have been prepared for the SPA Plan area
and have identified the site as being suitable for development. The proposed raw
grading quantities for the Plan area are approximately 5.4 million cubic yards of
balanced cut and fill material. This raw quantity is exclusive of remedial measures that
may be required by the soils engineer. Actual quantities will be based on more detailed
engineering at the tentative map, grading plan and final map stages. Grading limits
extend beyond the boundary of the SPA Plan for the construction of roads and
infrastructure. Exhibit 29 illustrates the locations of cut and fill.
Based on actual field conditions, the erosion potential of slopes will be reduced with
control measures such as berms at the tops of all slopes, paved interceptor ditches, and
vegetation. Erosion control will be consistent with best management practices.
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Project grading permits will provide assurances acceptable to the City Engineer that
landscaped slopes will have adequate maintenance to ensure continued viability of
landscaping. Generally, except for private lots, slopes which exceed ten feet in height
will be maintained by a homeowners’ or property owners’ association or a landscape
maintenance Community Facilities District (CFD).
D. GRADING REVIEW
Tentative Maps and grading plans must conform to the grading concepts and
requirements contained in this SPA, and to all applicable City policies and ordinances.
Prior to grading plan approval by the City Engineer, all grading will be subject to the
requirements of the Chula Vista Municipal Code, Title 15.04, Storm Water Manual,
the City of Chula Vista Subdivision Manual, Design and Construction Standards of the
City of Chula Vista, San Diego Area Regional Standard Drawings, and Standard
Specifications for Public Works Construction.
Exhibit 27
Steep Slopes
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Exhibit 28
Conceptual Grading Plan
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Exhibit 29
Cut and Fill Plan
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V. Parks, Recreation, Open Space
& Trails Master Plan
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V. PARKS, RECREATION, OPEN SPACE & TRAILS MASTER PLAN
A. INTRODUCTION
1. Purpose
This Parks, Recreation, Open Space and Trails Master Plan ("SPA Park Master
Plan") identifies and describes park, recreation, open space, and trail facilities for
the SPA Plan Area. This SPA Park Master Plan meets the Otay Ranch Parks,
Recreation and Open Space goals, objectives, policies, and implementation
measures identified in the Otay Ranch GDP to provide parks, recreation and open
space amenities. The primary goal is to enhance the quality of life for residents
and visitors by providing a variety of active and passive recreational opportunities.
This SPA Park Master Plan also meets the goals, policies and requirements of the
City of Chula Vista Parks and Recreation Master Plan, the City of Chula Vista
Greenbelt Master Plan and Otay Valley Regional Park Concept Plan. This Plan
incorporates both SPA and Tentative Map-level requirements for planning parks,
recreation facilities, open space and trails associated with the development of the
SPA Plan area.
2. Regulatory Framework
The provision and implementation of parks and open space in the SPA Plan area
is regulated by the following:
Chula Vista Municipal Code – SPA Plans
Section 19.48.090 (P-C-Planned Community Zone) of the Chula Vista
Municipal Code establishes Sectional Planning Area Plans, Requirements and
Content. Subsection C.1. requires the following information to be contained in
a SPA site utilization plan:
• Land Uses
• Parks
• Open Space
Chula Vista Municipal Code – Park Lands and Public Facilities
Chapter 17.10 (Park Lands and Public Facilities) of the Chula Vista Municipal
Codes establishes the requirements for dedication of land, development of
improvements, parkland criteria, in-lieu fees for land dedication and
development improvements, commencement of park development, and
collections and distribution of park fees.
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Otay Ranch GDP
The GDP requires specific identification of park, recreation and open space
provisions at the Sectional Plan Area (SPA) Plan level. The SPA requirements
are:
• Provide a Parks Master Plan
• Identify and reserve specific sites.
• Identify equipment needs.
• Identify alternative financing methods.
• Identify alternative maintenance entities and funding.
• Identify phasing.
• Identify plans for the use of reclaimed water, as appropriate.
• Review need for special purpose parks.
The Otay Ranch parks and recreation goals, objectives and policies provide
for a variety of parks and recreation amenities. Otay Ranch provides the
opportunity for a full range of passive and active recreational opportunities
both locally and on a regional basis. Otay Ranch GDP goals, objectives and
policies related to park and recreation facilities include the following:
Goal: Provide diverse park and recreational opportunities within
Otay Ranch which meet the recreational, conservation, preservation,
cultural and aesthetic needs of project residents of all ages and
physical abilities.
Objective: Identify park, recreational and open space opportunities,
where appropriate, to serve the South County region and San Diego
County as a whole.
Policy: Encourage joint use of utility easements with appropriate
and compatible uses, including, but not limited to, open space,
agriculture, parking and trails.
Objective: Maximize conservation, joint uses and access and
consider safety in the design of recreational facilities.
Policy: Commercial recreation opportunities may be permitted
within Town Square, community and regional parks to generate
revenue to defray park operational expenses.
Policy: Utilize conservation measures including reclaimed water,
efficient irrigation systems and drought tolerant plant material in the
development of public and private parks where allowed.
Policy: Minimize park operation and maintenance costs and
identify funding sources for continued operation and maintenance of
all Otay Ranch park and open space land.
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Objective: Provide neighborhood and Community Park and
recreational facilities to serve the recreational needs of local
residents.
Policy: Provide a minimum of 3 acres of neighborhood and
Community Parkland (as governed by the Quimby Act) and 12 acres
per 1,000 Otay Ranch residents of other active or passive recreation
and open space area.
Policy: Encourage the design of park sites adjacent to public
schools and other public lands where co-location of facilities is
feasible. Joint use agreements with school districts are encouraged.
Chula Vista Parks and Recreation Master Plan
The Chula Vista Parks and Recreation Master Plan contains goals and policies
that serve as the blueprint for creating a quality park system. The document
establishes goals for the creation of a comprehensive parks and recreation
system that meets the needs of the public by effectively distributing park types
and associated recreation facilities and programs throughout the City. The
park sites identified on the Site Utilization Plan are consistent with the
requirements of the Chula Vista Parks and Recreation Master Plan.
Conceptual Park designs comply with the park descriptions in the Parks and
Recreation Master Plan.
Chula Vista Greenbelt Master Plan
The Chula Vista Greenbelt Master Plan implements an open space and trails
concept which consists of connected open space ringing the City of Chula
Vista that includes the Sweetwater Valley and Otay Valley, connected by the
Otay Lakes on the east and the San Diego Bay on the west. A primary trail
system within the Greenbelt will consist of multi-use and rural paths which
will total approximately 28-miles surrounding the City. The Greenbelt Master
Plan addresses existing and potential trail locations, trail and staging area
development standards, and maintenance responsibilities. Portions of the
Greenbelt include open space conservation areas established through the
MSCP and the San Diego National Wildlife Refuge.
Otay Valley Regional Park Concept Plan
The Otay Valley Regional Park (OVRP) is a multi-jurisdictional planning
effort by the City of Chula Vista, County of San Diego and the City of San
Diego. The OVRP will provide residents and visitors recreational
opportunities ranging from playing fields and picnic areas to hiking, biking,
and horse trails while protecting open space, wildlife, historic, agricultural,
and archaeological resources. The OVRP links south San Diego Bay with
Upper and Lower Otay Lakes.
The OVRP Concept Plan was adopted in 2001 and provides policy direction
for the jurisdictions for coordinated land acquisition and development of the
regional park within this framework of private property rights. The OVRP
Concept Plan does not change existing zoning, land use plans or add new
development regulations. It also does not preclude private development. The
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OVRP Concept Plan does not call for specific types of recreational
development or give detailed design plans for specific areas. These
development decisions will be made as master plans and site specific
development plans such as SPA Plans are prepared.
SPA Plan Public Facilities Finance Plan
The Municipal Code requires, as a condition of SPA approval, the preparation
of a Public Facilities Finance Plan (PFFP). The PFFP must show how and when
facilities and services necessary to accommodate the development will be
installed and financed, including a phasing schedule to ensure that facilities are
provided in a timely manner and that one area will not utilize more than the
area’s fair share of facility or service capacity.
Entitlement Documents
Park, recreation and open space provisions are further defined as development
entitlements are processed as follows:
Tentative Map requirements:
- Include local park sites in Conditions of Approval
- Identify funding for local parks and determine a schedule
for the payment of pad fees
- Review existing or proposed trails on adjacent properties
to ensure linkages
Subdivision Landscape Master Plan requirements:
- Include all principal landscape design concepts (same
size/scale as Tentative Map)
- Include all park, recreation, open space and trails
- Identify ownership and maintenance responsibilities
Final Map requirements:
- Dedicate local park sites
- Assure funding for local parks
- Implement design guidelines
Building Permit Requirements:
- Pay impact fee (if established)
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3. Park Requirements
Chula Vista Municipal Code
The Chula Vista Municipal Code (CVMC), Chapter 17.10, Parklands and Public Facilities,
establishes the method by which actual required park acreage is to be calculated, based on the
number and type of residential units determined at the Final Map level. The City's 2002 Park
Acquisition and Development Fee Update determined that each single family detached
dwelling unit generates a need for 460 square feet of developed parkland and each attached
multi-family unit generates a need for 341 square feet of developed parkland. A total of 1,638
units (769 and 869 MF) units are authorized per the Village 3 and a Portion of Village 4 Site
Utilization Plan (Table 1. As depicted below in Table 3, pursuant to CVMC, Chapter 17.10,
the 1,638 units within Village 3 generate a parkland obligation of 14.92 net acres. The Village
3 parkland obligation will be calculated at the final map level consistent with CVMC, Chapter
17.10 based on the actual number and type of units allocated within Village 3.
Table 3 - Estimated Required Park Land Dedication
Unit Type Units
Park SF
/ Unit
Total
Park SF
Total Park
Acres (Net)
Single Family 769 460 353,740 8.12
Multi-Family 597 341 203,577 4.67
Mixed Use 272 341 92,752 2.13
TOTAL 1,638 - 650,069 14.92
The industrial land uses in the Otay Ranch Business Park do not create a demand
for or obligation to provide parkland.
City of Chula Vista Landscape Manual
Part Three of the Chula Vista 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 Landscape
Manual provides the requirements for submittals, graphics and standards, design
standards and criteria, landscaping, irrigation and trails.
SPA Plan
The GDP requires that SPA-level planning establish the location, acreage and
boundaries of neighborhood and Community Parks and open space. A
component of the SPA Plan includes a Public Facilities Finance Plan (PFFP)
which further analyzes and determines park requirements and phasing.
The SPA Land Use Plan provides a 7.5-acre (net) Neighborhood Park (P-1)
within the Village 3 core and 15.6 acres (net) of a portion of the Otay Ranch
Community Park (P-2) within Village 4. The total parkland in the SPA Plan area
is 23.1 (net) acres. In addition, the University Villages Project includes the 38.0
acre (net) Village 8 East P-2 Otay Ranch South Community Park.
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The Applicant provided the City with an Irrevocable Offer of Dedication (IOD)
on Village 3 Final Map No. 16160 for the Village 3 7.5-acre (net) P-1
neighborhood park (Lot A). The Applicant also provided the City an IOD for a
total of 4.7 acres of the Otay Ranch Community Park to satisfy the Village 3
PLDO obligation per the 2016 SPA Plan. The remaining Village 3 obligation of
approximately 2.21 net park land acres, may be satisfied within either the Village
4 P-2 Otay Ranch North Community Park or Village 8 East P-2 Otay Ranch
South Community Park, or a combination of both. The actual park acreage
requirements will be based on the number and type of residential units) approved
on a subsequent Final Map(s) for Village 3 as further discussed in the PFFP.
B. VILLAGE PARK AND RECREATION PROGRAM
The Otay Ranch Parks and Recreation Facility Implementation Plan (adopted by the
City Council on October 28, 1993) identifies the parks facility improvement standards
for Otay Ranch. The City of Chula Vista Recreation Department and the Parks
Division of the Public Works Department conducted subsequent facilities needs
assessments and proposed some modifications to the adopted Otay Ranch Plan.
This SPA Park Master Plan strives for consistency with the Otay Ranch Plan and the
current proposed plans and policies of the Parks and Recreation Department. This SPA
Park Master Plan identifies the proposed types, quantities and location of the facilities
provided at each park site in the SPA Plan area. In addition to identifying specific
facility needs and requirements, the goal of the SPA Park Master Plan is to describe
the elements necessary to ensure a rich variety of recreational opportunities, while
satisfying identified recreation needs. The variety of recreational elements proposed,
and the recreational opportunities envisioned are discussed below.
1. Recreation
The village concept organizes land uses to create a cohesive, pedestrian friendly
community, encourage non-vehicular trips and foster interaction between
residents. The SPA Park Master Plan provides a variety of recreational
opportunities to support the village concept. The recreational plan is based on the
following principles:
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• Recreation standards such as total parks and recreation acreage,
minimum park size, and facility design shall conform to the City of
Chula Vista requirements.
• Progressive parks and recreation concepts shall be employed with
programs tailored to people rather than people to programs.
• Standards for size and design of activity areas and facilities shall be
reviewed periodically and adapted to the changing needs of the
population served.
• Logical site selection criteria to distinguish between “Community” and
“Neighborhood” Parks. Recreational considerations such as active
versus passive, big-muscle versus small motor muscle, family-oriented
versus adult-oriented shall be considered in the context of overall land
planning.
• Ownership and maintenance responsibilities for parks and recreation
facilities within the villages shall be analyzed to appropriately reflect
areas of benefit, public funding limitations and fiscal impact.
• Major parks and recreation facilities shall be linked by a trail system
for pedestrians and bicycles.
• To the extent practical, Community and Neighborhood Parks shall be
located near school sites to increase the potential for shared use of
facilities. Joint planning and design of adjacent school/park facilities
is encouraged.
Parks and Recreational Activity Categories and Accommodations
A variety of recreation opportunities contribute to the quality of life of residents
of Village 3 and the Otay Ranch community. The following is a list of
recreational activity categories that will be provided through recreational
programming in the village and the Otay Ranch parks and recreation system:
• Big muscle (playground equipment, sports fields, aquatic facilities,
tennis, wheeled sports)
• Nature learning (hiking, bird watching, environmental education)
• Hand-intellect (art/crafts and scientific activities, vocational/special
interest classes)
• Informal play (open space play areas)
• Creative play (adventure playgrounds, specially equipped parks)
• Informal social activities (conversation areas, informal seating
arrangements)
• Relaxation (hobby-oriented such as fishing, gardening and picnicking)
• Rhythm and music (indoor and outdoor facilities for live music and
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dancing/classes)
• Drama (performance facilities/classes)
• Social activities (neighborhood group, social dance, club meeting
facilities)
• Service (volunteer program, club, and committee meeting facilities)
Accommodations for recreational activity for Village 3 residents will be provided though
the following parks and recreational facilities:
Regional Park
Regional parks may include recreational activities such as riding and hiking
trails, picnic areas, golf course, active and informal play areas and natural open
areas. The Otay Valley Regional Park is planned to include a trails system,
including Greenbelt Master Plan trails, and active recreation areas.
Community Park
Recreational facilities in Community Parks include lighted ball fields and courts,
recreation complexes (buildings and swimming pools), security lighting and
areas for children’s play, informal play and picnicking. The Village 3 and
Portion of Village 4 SPA Plan includes 15.6 acres of Community Parkland.
Neighborhood Park
Recreational facilities may include ball fields and lighted sport courts, security
lighting children’s play equipment/tot lots, informal play and picnic areas.
Private Recreation Facilities
Private recreation facilities emphasize informal social and recreational activities.
Facilities may include informal play areas, tot lots and seating areas. The Private
Recreation Facilities may be credited as Community Purpose Facilities, and as
such, are described in the Community Purpose Facility Master Plan, Chapter VI
and the Land Offer Agreement.
Town Squares
Town squares are the focal points of the neighborhood Village Cores and provide
the opportunity to create social centers in the villages. Facilities may include
plazas or open areas for village events and performances, seating areas, tot lots
and play areas.
Public Schools
Public school buildings and outdoor play areas provide an opportunity for
recreational activities within a village. The location of schools adjacent to parks,
enhance both uses and may allow for shared use of facilities.
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Commercial Centers
Commercial areas within a village can provide recreational opportunities in the
form of outdoor seating and eating areas. Businesses such as cafes, bookstores
and bike shops promote leisure and recreational activities.
Private Open Space
Private Open Space (POS) areas are intended to serve residents in neighborhoods
where individual lots may not achieve the minimum Private Usable Open Space
requirements identified in the PC District Regulations. Facilities may include,
but are not limited to, open lawn areas, ball fields and courts, tot lots/play areas,
picnic areas, and swimming pools. See Village Design Plan Page 81 for POS
conceptual design plans.
Paseos
Paseos are intended to provide pedestrian and/or bicycle linkages through residential
neighborhoods to the Village Trail network. Paseos typically include a wide,
meandering walkway with landscaping on both sides.
Common Usable Open Space (CUOS)
CUOS sites, as defined in PC District Regulations (Page 26), may be sited within
multi-family and single-family neighborhoods. These sites will be designed with
recreational uses, including both passive (landscaping) and active amenities (tot lots,
picnic areas, etc.).
Village Pathway and Trails
Special pedestrian and bicycle routes provide an opportunity for expanded
recreation and for conveniently traveling to parks or other recreational sites
within a village.
2. Parks
Park Development Standards
The SPA Park Master Plan will adhere to the standards and requirements set
forth in the City of Chula Vista Landscape Manual and the City of Chula Vista
Parks and Recreation Master Plan, Chapter 3. General standards include the
following for determining net useable park acreage:
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• Park sites shall be graded to a 2% slope to accommodate the facility
requirements of the specific park site.
• Slopes steeper than 4:1 are not eligible for park credit.
• Graded slopes are to be constructed in conformance with the City’s
landform grading policies.
• All park areas shall be accessible per the American Disabilities Act
(ADA) requirements.
Parks Descriptions
The SPA Park Master Plan area parks include one Neighborhood Park and a
Community Park. Exhibit 30, Parks, Recreation, Open Space and Trails Plan
illustrates the locations of the village parks. The conceptual designs and
descriptions of park facilities are provided on Pages 92-95.
Exhibit 30
Parks, Recreation, and Open Space Plan
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Neighborhood Park P-1 (Village 3)
A 7.5-acre (net) Neighborhood Park (P-1) is located in the Village 3 Core along
the Village Pathway and adjacent to the elementary school site. This location is
within walking distance of the most densely populated portion of the village and
its proximity to the elementary school provides opportunities for shared facilities
and programs.
Park Facilities
Park amenities will be in conformance with the City of Chula Vista Parks and
Recreation Master Plan requirements. Exhibit 31 illustrates a conceptual design.
The Chula Vista Parks and Recreation Master Plan recommends the following
facilities be included in the Village 3 neighborhood park:
Primary Facilities:
• 1 Multi-purpose Field
• 1 Softball Field
• 1 Basketball Court with Lighting
• 1 Tennis Court with Lighting
• 8 Picnic Tables (Quantity of shade structures to be determined through the
individual park design process)
• 1 Play Area with Play Equipment (age appropriate equipment to be
determined through the individual park design process)
• Restrooms/Maintenance Building
• Open Lawn Areas
Support Facilities:
• Paved Walkways with Lighting
• Parking lot with lighting (the need for parking to be determined through
the individual park design process)
The facilities within the P-1 Park may vary from the recommendations listed
above and as depicted in Exhibit 31, subject to Development Services Director,
and City Council approval. The Applicant will work with the City to determine
the design and appropriate facilities for the P-1 Park as part of the Park Master
Plan process.
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Exhibit 31
Village 3 Neighborhood Park (P-1) Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Otay Ranch North Community Park P-2 (Village 4)
The Chula Vista Parks and Recreation Master Plan identifies a portion of the
Otay Ranch North Community Park within Village 4. Approximately 15.6
acres (net) of the community park are included within the SPA boundary.
Access to the 15.6 acres identified by the Village 3 and Portion of Village 4
SPA Plan is provided via the signalized intersection at Santa Luna and La Media
Parkway.
Park Facilities
Park amenities will be in conformance with the City of Chula Vista Parks and
Recreation Master Plan. Amenities listed below are planned for the entire
community park. Exhibit 32 illustrates the conceptual design of the 15.6 acre
park area. The Chula Vista Parks and Recreation Master Plan recommends the
following facilities be included in the Village 4 Community Park:
Primary Facilities:
• 8 Softball Fields with Lighting
• 4 Soccer Fields with Lighting
• 4 Tennis Courts with Lighting
• 1 Basketball Court (indoors)
• 30 Picnic Tables (quantity of shade structures to be determined through
the individual park design process)
• 3 Play Areas with Play Equipment (age appropriate equipment to be
determined through the individual park design process)
• Restrooms/Maintenance Building (to accommodate maintenance crews,
supervisor and yard)
• Community Center w/Annex (20,000 sf)
• Aquatic Complex (63,710 sf)
• Open Lawn Areas
Support Facilities:
• Paved Walkways with Lighting
• Parking Lot with Lighting (quantity of parking spaces to be determined
through the individual park design process)
Additional Facilities:
• Plaza
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Exhibit 32
Village 4 Otay Ranch North Community Park (P-2) Concept Plan (Portion)
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
3. Trails and Bicycle Routes
The SPA Plan area has been designed to accommodate the trails program described
in the Otay Ranch Overall Design Plan, the City's Greenbelt Master Plan and the
Otay Valley Regional Park Concept Plan. The plan recognizes that provision of
bicycle and pedestrian circulation is fundamental to creating an urban village. All
circulation elements within the SPA Plan area have been located and designed to
be as accessible as possible, however, the off-street trails contain steep topography
that may limit bicycle travel.
The Trails Plan is illustrated in Chapter III, Circulation, of this SPA Plan. The
landscape treatment and design elements of village trails are also illustrated and
described in the Village 3 Design Plan.
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4. Community Gardens
The Chula Vista General Plan includes objectives and policies related to
planning for healthy communities. Highlighting the growing awareness of the
need for Healthy Communities the national “Healthy Community” Initiative
stresses healthy choices at all levels from appropriate placement of land uses to
ensure that citizens are not adversely affected by
uses that may present health risks, to
opportunities for exercise and to have healthy
diets in part through better access to recreation
facilities and healthy food choices. Another
important facet of Healthy Communities is
increasing availability and access to healthy
food choices. In 2010, the City of Chula Vista
adopted a community garden policy that
provides a framework for community groups wishing to establish gardens. The
adopted Community Gardens Policy describes the community participation
process for establishing a community garden, outlines the process for
community garden planning and provides community garden establishment and
maintenance guidelines. A standard “Community Garden User Agreement” is
also a component of the Community Garden Policy.
Community gardens in the SPA Plan area are envisioned primarily as ornamental
gardens, funded and maintained by a village garden club or the Home Owners
Association (HOA). Potential site locations include the Private Recreation
Facilities, open space areas and cul-de-sac openings.
5. SPA Open Space
The Otay Ranch GDP requires the provision of open space in addition to local
parks at a ratio of 12 acres for every 1,000 residents. Based on an estimated
population of 5,323 residents, approximately 63.71 acres of open space are
required. This requirement is met through the provision of 215.3 acres of open
space in the form of preserve open space, non-preserve open space, manufactured
slopes and other interior open spaces within the SPA Plan area.
Natural open space within the SPA Plan area is comprised of Otay River Valley
and Wolf Canyon open space (part of the Otay Ranch Preserve) to the south,
graded slopes within and surrounding the village, a Neighborhood Park, a
Community Park, and the landscape buffer adjacent to surrounding major streets.
These open spaces provide pedestrian connections within the SPA Plan area,
passive recreational opportunities, and view opportunities.
Open space lands indicated on the Site Utilization Plan (Exhibit 5) will be
preserved through the dedication of open space easements and/or lots to the City
1 This obligation is based on build-out of 1,638 units within Village 3. If fewer units are constructed, the demand
for open space would be reduced proportionately.
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or other appropriate agency, or to a Homeowners’ Association. Uses will be
strictly controlled through the PC District Regulations.
Otay Ranch Preserve Conveyance
The largest component of open space in the Otay Ranch is the Otay Ranch
Preserve, described in the Resource Management Plan (RMP). As prescribed by
the RMP, the development of each Otay Ranch Village requires a contribution to
the Otay Ranch preserve. The Otay Ranch Preserve Conveyance requirement will
be met through dedication of land within the Preserve to the Preserve Owner
Manager (POM) comprised of the City of Chula Vista and County of San Diego.
The required contribution is 1.188 acres of open space conveyance per one acre of
development less the acreage of “common use lands,” (local parks, schools, arterial
roads and other land designated as public use areas). The open space conveyance
requirement is based on the actual development area determined at the Final
Map(s) level. The estimated Village 3 and a Portion of Village 4 Preserve
conveyance requirement calculation is as follows:
Table 4 - Estimated Conveyance Requirements – Village 3 and a
Portion of Village 4
Land Use
Acres
(gross)
Total Acres 484.6
Common Use Lands
P-1 8.1
P-2 17.8
S-1 8.3
Preserve/Open
Space2
195.6
Arterials 21.0
Total Common Use Lands 250.8
Development Area 233.8
Village 3 and a portion of Village 4
Conveyance Obligation3 277.9
Note: Prior to approval of the Otay Ranch Village 3 North Final Map No. 16160, the Preserve conveyance obligation
was determined to be 257.974 acres, which included the R-6 and R-19 parcels with are included in the 2021 SPA
Amendment as well as the off-site water quality basin located within the FlatRock Parcel. The Applicant provided
the City with a deed for 275.286 acres of Preserve land to satisfy the 2016 Final Map and off -site water quality basin
conveyance obligations, leaving approximately 17.312 acres of surplus conveyance land available to meet additional
conveyance obligations in the future. In addition, the conveyance land provided for the off -site water quality basin
(2.091 acres) shall be applied to the Applicant’s future conveyance obligations.
2 Includes 8.6 acre non-preserve open space within Village 4 (undisturbed open space west of P-2 Park).
3 Actual Conveyance Acreage to be determined at Final Map by City Engineer.
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Manufactured Slopes
Manufactured slopes within the village are located between residences in
neighborhoods, along the surrounding major streets and adjacent to natural open
spaces.
All manufactured slopes will be constructed and landscaped to City standar ds
and guidelines provided in the Village Design Plan. All slopes over 25 feet in
height will be permanently irrigated, with the exception of the temporary slopes
and native transition slopes adjacent to Preserve open space which may be
temporarily irrigated for establishment of the landscape. The design and
maintenance of the slopes adjacent to the Preserve are described in the Preserve
Edge Plan.
Ownership, Funding and Maintenance
All slopes outside of the public right-of-way and the Otay Ranch Preserve will
be owned and maintained through a Community Facilities District (CFD) or
HOA.
C. CONTRIBUTIONS TO OTAY RANCH OPEN SPACE
Natural open space areas adjacent to the Otay River Valley and Wolf Canyon
identified on the GDP/SRP Land Use Map shall be preserved outside of individual
private lots. Natural open space character shall be based upon the concepts
developed in the Overall Ranch Design Plan and revised in the Village Design Plan
for this village.
Contour grading shall be required adjacent to the Otay River Valley. Landform
grading guidelines shall be developed as part of the Overall Ranch Design Plan and
will be further refined in the Village Design Plan at the SPA level.
D. OWNERSHIP AND MAINTENANCE OPTIONS
The following are options for ownership and maintenance of park, open space and trail
facilities in the SPA Plan area.
1. Community Facilities District and Homeowners Association
Facilities not maintained by private property owners will be maintained through
Community Facilities Districts (CFD) and/or Homeowners Associations (HOA),
unless the City Engineer determines that maintenance of certain facilities may be
funded through the City’s General Fund. Such areas may include common areas,
common slope areas, common open space, private parks, entry landscaping, walls
facing the public right-of-way, trails, paseos, and storm water pollution prevention
facilities. Certain public facility areas may also be included, as determined by the
City Engineer, such as detention basins and enhanced median and parkway
landscaping in the public right-of-way.
2. Chula Vista General Services Department
Public streets, walks, parkways, and trails which are located on public land and
drainage structures other than those designed as swales or brow ditches will be the
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maintenance responsibility of the Chula Vista Public Works Department (unless
maintained by an HOA or CFD).
E. PHASING
1. Parks
The construction of Parks is coordinated with residential development phasing to
ensure that parks are provided to serve the resident population. Park obligations
are described in the Public Facilities Finance Plan and Park Agreement.
2. Open Space
Open spaces adjacent to the major surrounding streets will be phased with street
construction. All slopes and other open spaces will be implemented in conjunction
with adjacent development. Conveyance of the Resource Management Preserve
land will comply with the Phase 2 RMP policies requiring conveyance of 1.188
acres of preserve land for every acre of development area. This conveyance will
occur on a phased basis prior to approval of Final Maps.
3. Trails
Trails will be phased in conjunction with adjacent development, including street
and slope construction. Public access to trails that connect to the Chula Vista
Greenbelt multi-use trail located within the Otay Ranch Preserve will be restricted
until Greenbelt Trail improvements are complete to the satisfaction of the Chula
Vista Development Services Director.
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VI. COMMUNITY PURPOSE FACILITY MASTER PLAN
A. INTRODUCTION
The City of Chula Vista Municipal Code Chapter 19.48.025 (P-C – Planned
Community Zone)4, requires 1.39 acres of Community Purpose Facilities land per
1,000 persons be provided. Pursuant to the Code, Community Purpose Facilities (CPF)
means "a land use designation in a planned community intended for non-profit and
certain for-profit land uses…"
The following uses are permitted within the CPF zone, and may be subject to approval
of a conditional use permit:
• Boy Scouts, Girl Scouts, and other similar organizations;
• Social and human services activities, such as Alcoholics Anonymous;
• Services for homeless;
• Services for military personnel during the holidays;
• Senior care and recreation;
• Worship, spiritual growth and development, and teaching of traditional
family values;
• Non-profit or for-profit day care facilities that are ancillary to any of the
above or as a primary use. For-profit facilities as a primary use are subject
to further requirements and additional criteria as outlined in Section F of the
Code;
• Private schools that are ancillary to any of the above;
• Interim uses, subject to the findings in Section E of the Code;
• Recreational facilities, such as ball fields, for non-profit organizations
(including home owners associations) serving the local community, subject
to the requirements outlined in Section 19.48.040(B)(6) of the CVMC (P-
C-Planned Community Zone: Application – General Development Plan
Required – Contents Required) and subject to the findings outlined in
Section 19.48.025(H) of the CVMC (P-C-Planned Community Zone:
Community Purpose Facilities – Minimum Acreage Required – Permitted
Uses).
Pursuant to Section 19.48.040(B)(6) (P-C-Planned Community Zone: Application –
General Development Plan Required – Contents Required) of the CVMC, a CPF
Master Plan is required and "shall show the specific boundaries of said plan which may
be the SPA, GDP, or Planned Community Boundaries (or more than one GDP as
deemed appropriate by the Director of Planning and Building); the distribution of
existing and proposed CPF designated parcels within the Master Plan area; and the
4 The project must comply with the CPF Zone requirements as they may be amended.
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tabulation of individual sites acreages which shall be prepared and incorporated into
the Planned Community's Sectional Planning Area (SPA) Plan….The incorporation of
the CPF Master Plan into the SPA or GDP shall be done through a SPA or GDP
amendment/adoption pursuant to Sections 19.48.080 and 19.48.130 of the CVMC (P-
C-Planned Community Zone: .080 = General Development Plan – Modification
Requests and Procedures and .130 = Sectional Area Plans – Modification Requests and
Procedures)."
B. COMMUNITY PURPOSE FACILITY REQUIREMENT
The proposed 1,638 units in the SPA Plan area generate a population of 5,323 persons
(based on 3.25 persons per residential unit), requiring approximately 7.4 acres of CPF
land in the Plan area. However, per the approved LOAs, Village 3 is obligated to
provide a total of 4.0 acres of CPF designated sites. 2.7 acres of the CPF obligation
has been satisfied through the development of a 0.9 acre site designated CPF-1 and the
construction of a facility for a CPF-qualified user pursuant to CVMC Sec.
19.48.025(B)(3), Alternative Compliance5. The remaining 1.3-acre CPF obligation is
provided within two Private Recreation Facilities (PFR) designated CPF sites, totaling
1.8 acres. The CPF obligation associated with the 41 units transferred from Village 9
to Village 3 (approximately 0.18 acres) is to be satisfied within Village 9 per the
approved LOA.
In addition to the Village 3 demand for CPF land described above, the Villages 2, 3
and a Portion of Village 4 SPA designated a 7.2 acre floating site within the Otay
Ranch Business Park. This CPF obligation is satisfied through implementation of the
approved LOA.
C. COMMUNITY PURPOSE FACILITY IMPLEMENTATION
The SPA Land Use Plan distributes CPF sites throughout the Plan area as shown in
Exhibit 33. Conceptual plans for private recreation facilities are provided in Exhibits
34 – 35. The conceptual design for each Private Recreation Facility is provided in the
Village Design Plan.
5 Pursuant to Community Purpose Facilities Agreement dated December 6, 2016 (DOC# 2016-0701435)
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Exhibit 33
Community Purpose Facility Master Plan
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1. CPF-1
CPF-1 is a 0.9 acre site designated for community purpose facilities uses per
CVMC Chapter 19.48.025, located within the MU-2 site within the village core.
The 0.9 acre site, 6,500 SF building, 3,500 SF play area and site, access and
common area improvements satisfy the 2.7 acre obligation through Alternative
Compliance per the CVMC Section 19.48.025(B)(3). This site is located adjacent
to the Village Core MU-2 site, within walking distance of a majority of Village 3
residents.
Exhibit 34a
CPF-1 Concept Plan
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2. CPF-2
CPF-2 is a 0.9 acre Private Recreation Facility located along the eastern perimeter
of Village 3. This facility is located within walking distance of multiple residential
neighborhoods and provides a focal point for the village. Amenities may include
a play structure, open and covered picnic areas, open turf areas and a perimeter
trail.
Exhibit 34b
CPF-2 Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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3. CPF-3
CPF-3 is a 0.9 acre private swim club located west of the P-1 neighborhood park.
This location is within walking distance of the multiple neighborhoods. Amenities
may include a recreation building, swimming pool with a beach entry, 25-yard lap
swimming area and shallow children’s area, cabanas, barbeque, terraced lounge
seating and picnic tables.
Exhibit 35
CPF-3 Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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4. Private Open Space
Private Open Space (POS) areas are intended to serve residents in single family
neighborhoods where individual lots may not achieve the minimum Private Usable
Open Space requirements identified in the PC District Regulations. Eight Private
Open Space areas are distributed throughout Village 3. These open space area are
comprised of both passive and active recreation uses and may include trails, a
paseo, trail head, vista points, open turf, bench seating and exercise stations. See
Village Design Plan, beginning on Page 81, for POS concept plans. Refer to Parks,
Recreation and Open Space Plan (Exhibit 30) for location of POS sites.
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VII. Development Phasing
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VII. DEVELOPMENT PHASING
A. INTRODUCTION
Development of the SPA Plan area will be completed in phases to ensure construction
of necessary infrastructure and amenities for each phase as the project progresses.
The Conceptual Phasing Table (Table 5) and the Conceptual Phasing Plan (Exhibit
36) reflect anticipated market demand for a variety of housing types, commercial and
business park development. It also reflects the anticipated ownership patterns within
the SPA Plan area.
The Phasing Plan is non-sequential because sequential phasing is frequently
inaccurate due to unforeseen market changes or regulatory constraints. Therefore,
this SPA Plan and PFFP permits non-sequential phasing by imposing specific
facilities requirements for each phase to ensure the SPA Plan areas are adequately
served and City threshold standards are met. Public parks and schools shall be phased
as needed. The Phasing Plan is consistent with the SPA Plan Public Facilities Finance
Plan (PFFP). The proposed phasing and actual construction timing of the SPA Plan
area may be modified subject to compliance with provisions of the PFFP.
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Exhibit 36
Conceptual Phasing Plan
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Table 5 - Village 3 Conceptual Phasing
Yellow Green Red Orange Blue Purple Total Total
Land
Use ac du ac du ac du ac du ac du ac du ac du
RESIDENTIAL
R-1 SF 1.8 12 4.0 21 6.6 47 12.4 80
R-2 SF 3.6 19 8.7 46 12.3 65
R-3 SF 9.7 81 1.7 23 11.5 104
R-4 SF 9.5 75 9.5 75
R-5 SF 7.5 46 7.5 46
R-7 SF 3.8 22 3.8 22
R-8 SF 4.0 31 1.5 12 5.5 43
R-9 SF 3.5 22 3.2 18 6.7 40
R-10 SF 3.7 44 5.8 54 9.5 98
R-11 SF 5.7 37 5.7 37
R-12 SF 3.1 24 3.1 24
R-13 SF 6.6 58 6.6 58
R-17 SF 5.7 53 5.7 53
R-18 SF 0.3 3 2.0 21 2.3 24
Subtotal 18.6 153 37.7 247 45.7 369 102.1 769
R-6 MF 5.6 78 5.6 78
R-14 MF 5.0 71 5.0 71
R-15 MF 3.9 54 3.9 54
R-16a/b MF 4.6 54 4.6 54
R-19 MF 8.3 224 8.3 224
R-20 MF 10.1 116 10.1 116
Subtotal 4.6 54 5.6 78 8.9 125 18.4 340 37.5 597
MU-1a-b MU 1.8 30 1.8 30
MU-2a-c MU 7.2 242 7.2 242
Subtotal 9.0 272 9.0 272
NON-RESIDENTIAL
CPF-1 CPF 0.9 0.9
CPF-2 CPF 0.9 0.9
CPF-3 CPF 0.9 0.9
P-1 Park 8.1 8.1
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Table 5 - Village 3 Conceptual Phasing (continued)
Yellow Green Red Orange Blue Purple Total Total
Land
Use ac du Ac du Ac du Ac Du ac du ac du ac du
P-2 Park 17.8 17.8
POS-1- 3, 7- 9,
11 POS 1.2 1.2
POS-4- 6, 14 POS 1.0 1.0
POS-12, 13, 15 POS 2.5 2.5
POS-16, 17 POS 0.4 0.4
POS-10 POS 0.2 0.2
S-1 School 8.3 8.3
I-1a Ind 6.3 6.3
I-1b Ind 6.4 6.4
I-2 Ind 4.6 4.6
I-3a Ind 4.2 4.2
I-3b/c Ind 7.8 7.8
Subtotal 29.3 2.3 1.2 20.7 0.2 17.8 71.5
OVERALL
TOTAL 29.3 34.5 479 44.4 398 75.3 494 18.6 486 17.8 220.1 1,638
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VIII. Public Facilities
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VIII. PUBLIC FACILITIES
A. INTRODUCTION
This section provides a brief summary of the public facilities required for the SPA Plan
area in compliance with the City’s goals that new developments provide all necessary
support services. The PFFP prepared in conjunction with this SPA Plan describes the
backbone facilities in more detail and assigns the responsibility for construction,
maintenance, and financing of all required facilities.
The public facilities outlined in this section have been determined based upon projected
land uses and their distribution as shown on the Site Utilization Plan (Exhibit 5).
Facilities will be sized in accordance with the projected demands and necessary
distribution for these land uses. Facilities needs and delivery schedule may be
modified, subject to City approval, during the Tentative Map review and approval
process. Electric/gas distribution facilities will be constructed primarily in public
streets and will be provided by SDG&E.
B. WATER SUPPLY AND MASTER PLAN
Water service and facilities for the SPA Plan area are addressed in the Overview of
Water Service ("Water Plan") Overview of Water Service Update (2020) prepared by
Dexter Wilson Engineering, Inc. In conformance with the GDP and SPA requirements,
the Water Plan demonstrates compliance with state and local agency requirements and
the ability to serve the SPA Plan Area. A summary of key points from the Water Plan
are outlined below.
1. Water Supply
Senate Bill 610 principally applies to the California Water Code and requires
the California Environmental Quality Act process for a project to be amended
to include documentation to definitively establish water availability.
California Senate Bill 221 and Senate Bill 610 were approved on October 9,
2001 and became effective January 1, 2002. Senate Bill 221 primarily applies
to the Subdivision Map Act and requires the lead agency (City of Chula Vista),
in considering a tentative map, to verify that the public water supplier (Otay
Water District) has sufficient water supply available to serve the project.
To meet the requirements of Senate Bills 221 and 610, the City of Chula Vista
formally requested that the Otay Water District prepare a water supply
assessment report for the project. The Otay Water District Board of Directors
formally approved the Water Supply Assessment and Verification Report,
Otay Ranch Villages Three, Eight East and 10 Sectional Planning Area Plans
on November 6, 2013.
The SPA Plan area is located within the boundaries of the Otay Water District
(OWD), which is responsible for providing local water service. OWD is a
member of the San Diego County Water Authority and the Metropolitan Water
District of Southern California. The SPA area will be annexed into
Improvement Districts 22 and 27 of the Otay Water District.
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The project is within the Central Service Area of the Otay Water District.
Potable water for Village 3 will be supplied from the 624 pressure zone. The
portion of Village 4 will be supplied from the 711 Zone.
The Otay Water District has three existing reservoirs in the 624 Zone. These
reservoirs are filled by OWD Connections 10 and 12 to the San Diego County
Water Authority aqueduct.
2. Potable Water Demand
The Overview of Water Service Update prepared by Dexter Wilson
Engineering (2020) estimated water demand for the SPA Plan area at 533,404
gpd. Domestic water demand for the SPA Plan area will be further refined in
the Subarea Water Master Plan amendment to be approved by the OWD. An
analysis of available water supply will also be completed to assure that
sufficient supplies are planned to be available as demand is generated by the
project.
The SPA Plan area is within the Otay Water District 624 and 711 Pressure
Zones. Water facilities required for the project area consist of those needed to
expand the existing 624 Zone system. The 624 Zone will be expanded by
connecting to a proposed 16-inch line in Heritage Road extending it south to
serve the project. 16 12-inch 624 Zone line will also be extended and
connected to the Village 2 system to provide the necessary looping. The portion
of Village 4 will be served by extending 12-inch 711 Zone lines from La Media
to the site. Exhibit 38 depicts the recommended distribution system required
for the project area.
3. Recycled Water Supply and Master Plan
Current Otay Water District (OWD) policies regarding new subdivision
development require the use of recycled water where available. Consistent
with the Otay Ranch GDP, it is anticipated that recycled water will be used to
irrigate street parkway landscaping, parks, manufactured slopes along open
space areas and landscaped areas of commercial, industrial and multi -family
sites.
The project is located in the 680 Zone for recycled water service. Currently,
the primary source of recycled water for the SPA Plan area will be the South
Bay Water Reclamation Plant. From this plant, the ultimate recycled water
system will consist of a series of pump stations, transmission piping and
storage reservoirs that will provide recycled water to portions of Otay Ranch,
including the SPA Plan project area.
In the SPA Plan Project area, the existing recycled water distribution system
serves Village 2 to the north. The recycled water system is also proposed to
be extended south to Heritage Road to serve the project. The portion of Village
4 will be served from the existing recycled waterline in La Media Road. A
plan to distribute recycled water within the project is depicted on the Recycled
Water Plan (Exhibit 39).
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Recycled water requirements for the project will be coor dinated by the Water
District and the City. Phased construction of recycled water facilities, based
on the District approved master plan, will be incorporated into the PFFP and/or
subdivision map conditions to assure timely provision of required facilities.
4. Water Conservation
Water Service and Water Conservation Plans have been prepared as components
of this SPA Plan in conformance with the requirements of the Otay Ranch GDP
and the Chula Vista Growth Management.
As described in the Overview of Water Service ("Water Plan") and update prepared
by Dexter Wilson Engineering, certain landscaped areas are required to utilize
recycled water where available based on current Otay Water District (OWD)
policies regarding new subdivision development. Consistent with the Otay Ranch
GDP, it is anticipated that recycled water will irrigate landscape areas identified in
the Water Plan.
The potential sources and availability for recycled water use are described in more
detail in the Water Plan. Potential demand within the SPA Plan area will be
estimated in a subsequent Subarea Water Master Plan to be approved by the OWD.
Recycled water requirements for the project will be coordinated by OWD and the
City. Phased construction of recycled water facilities, based on an OWD-approved
master plan, will be incorporated into the PFFP and/or subdivision map conditions
to assure timely provision of required facilities.
Water conservation measures for the SPA Plan Area include the following:
• Hot Water Pipe Insulation. This measure involves the insulation of hot
water pipes with 1-inch walled pipe insulation and separation of hot
and cold water piping. This measure is estimated to cost an additional
$50 during initial construction and result in annual savings of 2,400
gallons per residential unit.
• Pressure Reducing Valves. Setting the maximum service pressure to
60 psi reduces any leakage present and prevents excessive flow of
water from all appliances and fixtures. This measure is estimated to
cost $100 during initial construction and result in annual water savings
of 1,800 gallons per residential unit.
• Water Efficient Dishwashers. There are a number of water efficient
dishwashers available that carry the Energy Star label. These units cost
an additional $500 on average and result in an estimated yearly water
savings of 650 gallons per residential unit.
Other potential water saving features of the project include:
• Dual Flush Toilets. The developer will install dual flush toilets within
the project. This measure is estimated to cost $200 per household and
result in annual water savings of 4,000 gallons per year per residential
unit.
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• Water Efficient Landscaping. The developer will comply with the
City’s Landscape Water Conservation Ordinance to reduce outdoor
water use. This will include a more drought tolerant plant selection
including less turf area as well as installation of water efficient
irrigation systems. While the estimated savings from this measure is
difficult to quantify at this stage of planning, it is estimated that
outdoor water usage at single family residences will be reduced by a
minimum of 10 percent, or approximately 25 gpd per home.
Exhibit 37
Potable Water Plan
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Exhibit 38
Recycled Water Plan
C. SEWER SERVICE
Sewerage service and facilities are addressed in the Overview of Sewer Service,
prepared by Dexter Wilson Engineering. Sewer service to the project site is provided
by the City of Chula Vista. Chula Vista operates and maintains its own sanitary sewer
collection system that connects to the City of San Diego’s Metropolitan Sewer System.
The City of Chula Vista’s Subdivision Manual establishes sewage generation factors
based on population multipliers used to project sewage flows. The average daily flow
into the Salt Creek basin from the SPA Plan area is estimated at 389,823 gpd. This
flow will be conveyed to the existing Salt Creek Interceptor just to the south of the
project. On-site sewer lines will need to be oversized to accommodate flows from
Village 2 to the north of the Village 3 project. Sewer facility improvements required
to serve the SPA Plan project include 8-inch to 12-inch gravity sewer lines onsite and
fees to fund future improvements to the Salt Creek Interceptors. The portion of Village
4 will require small on-site pump stations to serve restroom facilities only.
Sewer facilities required to serve the SPA Plan area will be constructed in phases. The
phasing and financing requirements are addressed in the PFFP and/or subdivision map
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conditions to assure timely provision of required facilities. Existing and planned sewer
facilities are illustrated on Exhibit 39.
Exhibit 39
Sewer Plan
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D. STORM DRAIN & WATER QUALITY
The Master Drainage Study (“Drainage Plan”) and Storm Water Quality Management
Plan (SWQMP) prepared for the 2016 SPA and the Drainage Study for Otay Ranch
Village 3, R-6 and R-20 Tentative Map (2020), Priority Development Project (PDP)
Storm Water Quality Management Plan (SWQMP) for Otay Ranch Village 3, R-6 and
R-20 Tentative Map (2020) and the Drainage & Storm Water Quality Management
Plan Compliance Memo for Otay Ranch Village 3, R-19 Tentative Map (2020),
prepared for the Proposed Project by Hunsaker & Associates access the existing and
developed drainage and water quality conditions in the SPA Plan area. In conformance
with the GDP and SPA requirements, the Drainage Plan provides the necessary
hydrological studies, analysis and design solutions to provide appropriate urban runoff
and water quality for the SPA Plan Area. Key elements of the Drainage Plan and
SWQMP are provided below.
1. Drainage
Village 3:
▪ All pre development and post development runoff from Village 3 is
within the Otay River Valley watershed.
▪ Portions of the pre development runoff from Village 3 flow directly to
Wolf Canyon (which in turn is tributary to the Otay River Valley) and
portions of the pre development runoff flow directly to the Otay River
Valley.
▪ Due to the impact of the Savage Dam at the Otay Reservoir, studies have
determined that the development of the Village 3 site will not increase
the 100 year frequency peak flows in the Otay River. Therefore, no
detention basins are required to mitigate 100 year peak flows.
Village 4 (Portion):
▪ All pre development and post development runoff from Village 4 is
within the Otay River Valley watershed.
▪ All pre development runoff from Village 4 flows directly to Wolf Canyon
(which in turn is tributary to the Otay River Valley).
▪ Village 4 is proposed to be developed as a park. The park development
is not expected to significantly impact the peak flows to Wolf Canyon.
Any peak flow mitigation required will be constructed on site through
LID and/or detention basins.
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2. Water Quality
Village 3:
▪ The development of the SPA Plan area will implement all necessary
requirements for water quality as specified by the State and local
agencies.
▪ The development will meet the requirements of the City's Standard BMP
Design Manual), the Jurisdictional Urban Runoff Management Plan and
the Storm Water Management and Discharge Ordinance (as specified in
the City of Chula Vista Development and Redevelopment Storm Water
Management Standards/Requirements Manual).
▪ The Otay River and Wolf Canyon are a USGS blue line streams, which
classifies them as waterways of the United States under the Clean Water
Act (CWA). All development in excess of five acres must incorporate
urban runoff planning, which will be detailed at the Tentative Tract Map
level. The conceptual grading and storm water control plan for the SPA
Plan area provides for water quality control facilities to ensure protection
for the Otay River.
▪ The Otay River was listed in the County of San Diego Hydromodification
Management Plan as an exempt facility. Therefore, hydromodification
basins are required for this development However, per the current (2016)
BMP Design Manual, this exemption was removed for the upper reach of
the Otay River, which includes the reach relative to the Village 3 SPA
area.
▪ A SWQMP has been prepared for Village 3 and 4 in conjunction with the
Village 3 and a Portion of 4 SPA. The BMP locations are shown on the
Drainage Management Area Exhibit within Attachment 1a of the
SWQMP.
▪ Runoff from the developed portions of Village 3 is treated within three
biofiltration basins located at the downstream portion of the site in the
vicinity of the Main Street/Heritage Road intersection. Flows from the
Biofiltration Basin will outlet directly to the Otay River.
▪ No runoff from developed or impervious portions of Village 3 outlet to
Wolf Canyon. Some graded slopes along the southerly edge are tributary
to Wolf Canyon and will be self-treating.
▪ A small portion of the roadway on the south side of Main Street and east
of Heritage Road will be treated by proprietary means at the proposed
inlet location.
Village 4 (Portion):
▪ The development of the SPA Plan area will implement all necessary
requirements for water quality as specified by the State and local
agencies.
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▪ The development will meet the requirements of the City's BMP Design
Manual, the Jurisdictional Urban Runoff Management Plan and the
Storm Water Management and Discharge Ordinance (as specified in
the City of Chula Vista Development and Redevelopment Storm Water
Management Standards/Requirements Manual).
▪ The Otay River and Wolf Canyon are USGS blue line streams, which
classifies them as waterways of the United States under the Clean Water
Act (CWA). All development in excess of five acres must incorporate
urban runoff planning, which will be detailed at the Tentative Tract Map
level. The conceptual grading and storm water control plan for the SPA
Plan area provides for water quality control facilities to ensure protection
for Wolf Canyon.
▪ The proposed development in Village 4 is tributary to Wolf Canyon.
Since Wolf Canyon is not listed as an exempt facility, Village 4 will be
subject to hydromodification requirements as specified in the County of
San Diego Hydromodification Management Plan. Hydromodification
requirements will be met through the use of a hydromodification basin in
conjunction with Low Impact Development measures.
▪ Village 4 is proposed to be developed as a park and will be developed
with very little impervious area. The developed areas of Village 4 will
either be self-treating or treated through the use of LID and Biofiltration
basins for water quality and hydromodification.
▪ Graded slopes along the southerly and westerly edge of the Village 4
graded area are tributary to Wolf Canyon and will be self-treating.
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Exhibit 40
Drainage Plan
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E. ROADS
Roads included in this SPA proposal are addressed in Chapter III, Circulation, of this
SPA plan. The PFFP details their phasing and financing.
F. SCHOOLS
The Otay Ranch GDP requires preparation of a School Master Plan for each SPA. This
section addresses and satisfies the requirements for such a plan. Additionally, the
phasing and funding of school facilities is addressed in the PFFP.
The construction of up to 769 single family dwelling units and 869 multi-family
dwelling units is planned for the SPA Plan area. Based on Chula Vista Elementary
School District and Sweetwater Union High School District student generation factors
(students/dwelling unit), there is a need to accommodate approximately 610
elementary students, 139 middle school students, and 268 high school students, for a
total of 1,017 students.
1. Elementary Schools
To meet the elementary school requirements necessary to serve the 619 students
generated within Village 3, the Otay Ranch General Development Plan (GDP)
provides for the siting of one elementary school in Village 3. This SPA Plan
reserves an 8.3-acre elementary school site, Parcel S-1, in the village core adjacent
to the neighborhood park to facilitate joint use opportunities.
The site will be reserved for acquisition by the Chula Vista Elementary School
District, as provided in the PFFP. The construction schedule for the school will be
determined by the school district. At the discretion of the Chula Vista Elementary
School District, Students in Village 3 will be accommodated in neighboring village
elementary schools until the Village 3 school is constructed.
2. Middle Schools & High Schools
Middle school and high school requirements are met by the existing EastLake
Middle School, Otay Ranch High School and Olympian High School. In addition
to these public schools, two private schools are located proximate to the SPA Plan
area - High Tech High School and Mater Dei High School.
3. Adult Schools
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 Eastern Urban Center on a site reserved pursuant to the Otay Ranch
GDP.
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G. CHILD CARE FACILITIES
The Otay Ranch GDP establishes the following goal and threshold 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 policy direction for the
provision of adequate child care facilities necessary to serve existing and future
developed areas in the City.
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 Village 8 East Land Use Districts (see PC District
Regulations, specifically permitted within all non-residential dominant districts, which
would make them available to both residents and employees in Village 8 East.
The State of California 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 comply with state and local regulations.
The SPA Plan and the Otay Ranch Planned Community may have a mix of child care
providers, such as school, church, non-profit or commercial facilities. Childcare
facilities may be located within private homes, commercial centers, offices,
government and industrial complexes and/or adjacent to public and private schools
where appropriate. The SPA Land Use Plan provides opportunities to locate and phase
facilities to meet the needs of the community.
1. Family Day Care Homes
Home-based child care includes small family day care homes (SFDCH) that serve
up to 6 children and large family day care homes (LFDCH) that serve 7 -12
children. A conditional use permit may be required for all family day care homes
within the SF4 zone. Consistent with Chula Vista zoning, SFDCHs could
potentially be located within all residential zones in Village 3.
The California Code of Regulations, Title 22, Division 12, Chapter 3, Section
102417 includes regulations related to the operation of family day care homes and
all family day care homes within Village 3 would be required to comply with both
state and local regulations.
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2. Facility-Based Child Care
Facility–based childcare may be non-profit or commercial facilities located in non-
residential land use areas of the village. The SPA Plan includes CPF and
MU/commercial land uses. These land use designations can accommodate facility-
based childcare. Non-profit childcare facilities are considered an accessory land
use to CPF uses and are permitted within the commercial area. Commercial
childcare facilities are also permitted within the commercial areas.
Facility-based childcare could be sited on mixed-use parcels. Elsewhere in the
Otay Ranch community, such as the Eastern Urban Center, day care facilities could
easily be sited. Having child care facilities located near other compatible services
and activities is consistent with efficient land use planning. Locating childcare
facilities near many other services is consistent with the neo-traditional principles
established for Otay Ranch.
H. POLICE, FIRE AND EMERGENCY SERVICES
1. Police Protection
The Chula Vista Police Department (CVPD) currently provides police services
within the City of Chula Vista. The demand for police services and facilities
necessary to serve the SPA Plan area is described and analyzed in the Village 3
and a Portion of Village 4 PFFP.
2. Fire Protection
Fire protection services are provided by the City of Chula Vista Fire Department
(CVFD). The SPA Plan Area would be served by existing Chula Vista Fire
Stations #7 and # 3. Pursuant to the Draft Chula Vista Fire Master Plan, additional
fire stations are planned within the Eastern Urban Center and Village 8 West Town
Center. The demand for fire protection equipment and facilities to serve the SPA
Plan area is described in the PFFP. Village 3 and a Portion of Village 4 must
comply with the updated City’s adopted Fire Facilities Master Plan (2014).
The Otay Ranch GDP requires as a condition of SPA plan approval, the Fire
Department review fuel modification plans. The Preserve Edge Plan and Fire
Protection Plan have been developed with direction from the Fire Department. The
Preserve Edge Plan provides for fuel modification zones adjacent to natural open
spaces. Fire Department-approved architectural measures, such as boxed eaves,
exterior sprinkler systems and solid block wall fencing may also be use d for fire
protection in certain circumstances. The fuel modification and fire protection
strategies are more fully described in the University Villages Master Fire
Protection Plan; Otay Ranch Villages 3 and Portion of Village 4, 8 East and 10.
Brush Management
Pursuant to the University Villages Master Fire Protection Plan (FPP), the Village
3 and a Portion of Village 4 FPP Addendum (2020) and the Chula Vista MSCP
Subarea Plan; fuel modification zones have been incorporated into the proposed
development areas adjacent to natural open space. These fuel modification zones
are consistent with the requirements of the Chula Vista MSCP Subarea Plan, Otay
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Ranch Phase 2 RMP and Preserve Edge Plan. No fuel modification activities will
occur within Otay Ranch Preserve/MSCP areas. Graded landscaped slope areas
will be maintained pursuant to FPP requirements and will be outside of the
Preserve. Streets (hard surface and irrigated landscaped areas) and passive
recreation areas may be included in the Brush Management Zone, in accordance
with specific requirements of the FPP.
Emergency Medical Services
American Medical Response provides contract emergency medical services for the
City of Chula Vista, National City, and Imperial Beach. There are five American
Medical Response South County paramedic units. Two are located in Chula Vista,
two in National City, and one in Imperial Beach. The SPA Plan area will be served
through a contract arrangement by the City of Chula Vista.
3. Emergency Disaster Plan
The following serves as the GDP-required "Emergency Disaster Plan" required at
the SPA level:
The San Diego Region is exposed to a number of hazards that have the potential
for disrupting communities, causing damage and creating casualties. Possible
natural disasters include earthquakes, floods, fires, landslides and tropical storms.
There is also the threat of man-made incidents such as war, nuclear disasters,
hazardous materials spills, major transportation accidents, crime, fuel shortages,
terrorism or civil disorder.
The San Diego County Emergency Plan is a comprehensive emergency
management system that provides for a planned response to disaster situations
associated with natural disasters, technological incidents and nuclear defense
operations. The Plan includes operational concepts relating to various emergency
situations, identifies components of the Emergency Management Organization and
describes the overall responsibilities for protecting life and property and assuring
the overall well-being of the population. The plan also identifies the sources of
outside support that might be provided (through mutual aid and specific statutory
authorities) by other jurisdictions, state and federal agencies and the private sector.
The Unified San Diego County Emergency Services Organization consists of the
County and the cities within the County. It was established in 1961 and provides
for "preparing mutual plans for the preservation of life and property and making
provisions for the execution of these plans in the event of a local emergency, state
of emergency, and to provide for mutual assistance in the event of such
emergencies."
The foundation of California’s emergency planning and response is a statewide
mutual aid system designed to ensure that adequate resources, facilities and other
support is provided to jurisdictions whenever their own resources prove to be
inadequate to cope with a given situation. The basis for the system is the California
Disaster and Civil Defense Master Mutual Aid Agreement, as provided for in the
California Emergency Services Act. This Agreement was developed in 1950 and
adopted by California's unincorporated cities and by all 58 counties. San Diego
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County is in Mutual Aide Region 6 of the State system. In April 2011, the Chula
Vista City Council approved Resolution 2011-067 which adopted the 2010 San
Diego County Multi-Jurisdictional Hazard Mitigation Plan as the official Multi-
Jurisdictional Hazard Mitigation Plan of the City of Chula Vista.
The City of Chula Vista participates in the Unified County Emergency Services
Organization described above. The City of Chula Vista has comprehensive
agreements with the Bureau of Land Management, California Department of
Forestry, California Conservation Corps., Urban Search and Rescue Corps., San
Diego County Fire Mutual Aid and other agencies in conjunction with the
California Disaster and Civil Defense Master Mutual Aid Agreement. The project
is incorporated into Chula Vista's existing emergency disaster programs, including
all fire and emergency services and mutual aid agreements.
I. LIBRARY SERVICES
Library services are provided by the City of Chula Vista as described by the City
Library Master Plan. The demand for library facilities generated by the build-out of
the SPA Plan area will be satisfied through participation in the City’s Public Facilities
Development Impact Fee Program as identified in the PFFP.
J. PARKS, RECREATION, OPEN SPACE AND TRAILS FACILITIES
Parks, recreation, open space and trails are addressed in Chapter V, Parks, Recreation,
Open Space and Trails Master Plan and the PFFP
K. CIVIC FACILITIES
The City of Chula Vista is currently served by the Chula Vista Civic Center. The City's
master plan for the expansion of the Civic Center provides for the needs of the Village
3 residents. The SPA Plan area is subject to the City’s Development Impact Fee (DIF)
Program, which generates revenue that can be used for civic facilities.
L. ANIMAL CONTROL FACILITIES
The City of Chula Vista provides animal health and regulatory services. Currently, no
impact fees are imposed to fund expansion of animal control facilities.
M. REGIONAL FACILITIES
A Regional Facilities Report was completed as part of the SPA One planning process.
Generally, the Otay Ranch GDP requires that the demand generated for regional
facilities be satisfied through participation in a regional impact fee program (if such a
program is implemented) and/or, reserve land or facilities for regional service
programs in the Eastern Urban Center. The Regional Facilities Report is updated with
SPA Plan applications to ensure adequate provision for regional facilities. The
following is a review of the updated Otay Ranch regional facility needs.
1. Integrated Solid Waste Management
The City of Chula Vista contracts with Allied Waste Management to provide
recycling and disposal services. Per Chula Vista Municipal Code Sections 8.24
and8.25 and State of California Public Resources Code Chapter 12.8, 42649, it is
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mandatory for all generators to recycle. The City provides residences (as Small
Quantity Generators) with automated, weekly collection services for trash,
recyclable materials and yard waste. The PC District Regulations include
regulatory requirements for waste management and recycling.
2. Arts and Cultural
The Otay Ranch GDP provides for a multi-use cultural complex in the EUC.
Within villages, arts and cultural facilities may be provided in public and civic
space. The SPA Land Use Plan provides public spaces that may accommodate art
and performances including plazas within the mixed-use village core and
neighborhood park. The community purpose facilities, private pedestrian
parks/community buildings and the MU/commercial area also provide
opportunities for art display and performance.
3. Health and Medical
Health and medical facilities that serve the SPA Plan area include Scripps Chula
Vista Memorial Hospital, Sharp Chula Vista Medical Center, and Paradise Valley
Hospital. A 66,000 square foot medical office building is located in the Village of
Heritage (Otay Ranch Village 1), which houses the Sharp Rees-Stealy Medical
Group. The mixed use commercial and community purpose facility sites within the
Otay Ranch villages provide opportunities for both public and private nursing,
health education, screening research and medical offices.
4. Community and Regional Purpose Facilities
A Community Purpose Facility (CPF) Master Plan is provided in Chapter VI of
this SPA Plan. The CPF Master Plan describes the provision of facilities within
the SPA Plan area. The Otay Ranch GDP does not locate a Regional Purpose
Facility in this SPA Plan area.
5. Social and Senior Services
The County of San Diego has the primary responsibility to provide social services
to County residents. There are numerous non-profit health and social service
organizations located in Chula Vista. The City of Chula Vista provides an adult
literacy program, a Youth Action Program and the Police Activities League
program. The County’s Area Agency on Aging provides social and nutrition
programs, legal services, ombudsman programs and services to prevent or
postpone institutionalization. The City of Chula Vista provides senior services and
the Parks and Recreation Department coordinates activities and programs at the
Norman Park Senior Center. The CPF, public Community and Neighborhood
parks, and Private Recreation Facilities provide opportunities for social and senior
services within Village 3 and Village 4.
6. Correctional
The increased population in the SPA Plan area will contribute to the potential need
for correctional facilities in the region. Should a regional impact fees program be
enacted to assist in funding such facilities, development would be obligated to
equitably participate.
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7. Transit
Transit facilities are intended to reduce the public’s dependence upon the
automobile to help alleviate traffic congestion. The provision of transit facilities
is also an action measure of the City’s CO2 Reduction Plan. Currently, two percent
of trips are conducted on public transit in the region. An increase in transit use can
be fostered through the location of higher-density housing near transit, site design
with transit orientation and enhanced pedestrian access to transit. The land use and
circulation plan for the SPA Plan area incorporates transit-oriented design. A
Rapid Bus route is planned on Main Street. A Local Bus Route service may be
provided along Heritage Road, with a potential station located within the Otay
Ranch Business Park, proximate to the Village Core
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IX. GDP Compliance
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IX. GDP COMPLIANCE
The adopted Otay Ranch GDP establishes goals and objectives for land use; mobility;
housing; parks, recreation, open space; public facilities; safety; phasing; and resource
protection, conservation and management. This chapter provides a re-statement of the
GDP goals and objectives followed by an explanation of how they are implemented by
this SPA Plan.
A. LAND USE
This SPA Plan is designed in conformance with the Otay Ranch GDP Land Use Plan
and the GDP Village 3 and a Portion of Village 4 SPA Plan, as amended, is illustrated
in Exhibit 41. A brief description of the SPA Plan major land use components
consistency with the GDP and PC Zone District is provided in this section.
This SPA Plan contains all the requisite land uses comprising an urban village for
Village 3 as described by the GDP. Village 3 includes a variety of small lot single
family detached and multi-family residential housing densities, mixed-use
(Commercial/Retail/Residential) development, land designated for community
purpose facilities, an elementary school, parks and open space and industrial. Table 6
provides the proposed, amended GDP for Village 3 land uses including allocated
acreages for each land use and the number and type of residential units.
This SPA Plan also contains a portion of Village 4. The SPA Plan implements the park
and recreation land use established in the GDP/CVGP for the portion of the “70-acre
park” within Village 4.
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Exhibit 41
Otay Ranch GDP Village 3 Land Use Plan (Proposed)
Note: There are no changes proposed within the Village 4 portion of the SPA Plan area.
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Table 6 – Proposed GDP Exhibit 42 - Village 3 Land Use Table
Village Three
Use
Dwelling Units Acreage
Approx.
Pop. SF MF Total Dens Res. Park* CPF Sch. C'ml. Office Ind. Open
Sp. Art. Total
M 769 769 7.5 122.2 1.8 124.0 2,492
MH 373 373 12.4 30.0 30.0 1,209
H 224 224 27.0 8.3 8.3 726
MU 272 22 30.2 9.0 8.1 0.9 8.3 + 26.3 881
I 29.3 29.3
OTHER 129.5 21.0 150.5
TOTAL 769 869 1,638 10.7 165.6 8.1 2.7 8.3 + 29.3 129.5 21.0 368.4 5,307
+ 20,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage may vary.
*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.
A. II.2.8.1 LAND USE
Goal: Develop comprehensive, well integrated and balanced land uses which
are compatible with the surroundings.
Objective: Provide a well-integrated land use pattern which promotes both
housing and employment opportunities, while enhancing the
unique environmental and visual qualities of the Otay Ranch.
Objective: Provide a wide range of residential housing opportunities, from
rural and estate homes to high-density multi-family projects.
Provide a balanced and diverse residential land use pattern for the
Otay Valley Parcel which promotes a blend of multi-family and
single-family housing styles and densities, integrated and
compatible with other land uses in the area.
Objective: Provide development patterns complementary to the adopted
plans and existing development of the adjacent communities.
Implementation:
The SPA Land Use Plan supports these GDP goals and objectives by providing a
range of housing and employment opportunities. The plan adheres to the GDP
specific directives for Village 3 that create a business park and village core
(composed of mixed use residential/commercial, school, neighborhood park and
higher density residential land uses) and residential neighborhoods that offer a
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variety of housing styles and densities. Village 3 also includes two medium-high
density residential neighborhoods south of Main Street proximate to a future BRT
route along Main Street. The Village 4 land uses implement the existing Park and
Recreation land use designation per the GDP/CVGP providing additional
recreational opportunities to Village 4 and surrounding communities.
The organization of the land uses within the SPA Plan area meets the objectives of
integration and compatibility of land uses within villages and with adjacent
communities. Adjacent land uses include the Otay Landfill and future Village 2
to the north, open space preserve to the south and east and existing industrial uses
to the west. The land uses within Village 3 transition from the village core mixed
use and higher density residential uses to lower density residential uses at the
village perimeters and adjacent to the open space preserve areas. The Village 3
SPA Plan also includes medium-high density residential land uses south of Main
Street, proximate to the future BRT route in Main Street. Land uses adjacent to
Village 4 include the future Village 4 community park to the north, natural open
space areas to the west and south and future public park and town center uses to
the east.
The SPA Plan supports the objective of enhancing the unique environmental and
visual qualities of Otay Ranch. The village conforms to the natural topography of
the site and maintains views towards open spaces and distant mountains. Vista
points are created at the perimeter of Village 3 and from the Village 4 Community
Park.
Goal: Environmentally sensitive development should preserve and
protect significant resources and large open space areas.
Objective: Provide land use arrangements which preserve significant natural
resource areas, significant landforms and sensitive habitat.
Implementation:
These goals and objectives will be met through the conveyance of approximately
281.9 acres of land to the Otay Ranch Preserve in accordance with the
requirements of the RMP. The SPA Plan area is within land area designated for
development and the Plan provides for protection of the adjacent environmentally
sensitive as described in the Preserve Edge Plan.
Goal: Reduce reliance on the automobile and promote alternative
modes of transportation.
Objective: Develop villages which integrate residential and commercial
uses with a mobility system that accommodates alternative
modes of transportation, including pedestrian, bicycle, bus, light
rail, and other modes of transportation.
Objective: Develop residential land uses which encourages the use of
alternative modes of transportation through the provision of bus
and light rail right-of-way, and the inclusion of a bicycle and
pedestrian network.
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Objective: Commercial uses should be sized to meet the needs of the
immediate and adjacent villages. Village commercial land uses
preempt large regional commercial opportunities within villages
and relegate them to the EUC or freeway commercial areas.
Implementation:
Land uses within the SPA Plan area, including industrial, mixed use
residential/commercial, community purpose facility, park and school uses, are
designed to provide for the daily needs of the residents. The provision of land uses
that minimize the need for automobile travel coupled with the multi-modal
transportation design of the village are two ways the plan meets the GDP goals and
objectives. The Village 3 core is located within walking distance of most village
residents. Throughout the village, a system of trails and landscaped streets link
residential neighborhoods, the village core, park and school to encourage walking,
rather than driving. These paths are designed with landscaped parkways between
the walkways and streets, landscaping, lighting and furnishings to make the
pedestrian experience pleasant and promote safety. The Village Pathway provides
an off-street multi-purpose pathway for pedestrian and bicycle travel. Convenient
support features, such as bus stops and bicycle racks may be provided within the
core area and/or business park. Bus routes can be accommodated adjacent to and
through the village with strategically located stops. The village trail system also
connects to the surrounding Chula Vista regional trail, Otay Valley Regional Park
Trail and Chula Vista Greenbelt Trail networks. The Village 4 Community Park
includes a connection to the City’s Regional Trail network along La Media Road
via Santa Luna Drive.
Goal: Promote village land uses which offer a sense of place to
residents and promotes social interaction.
Objective: Organize Otay Ranch into villages, each having its own identity
and sense of place.
Objective: The design of the Otay Ranch should promote variety and
diversity at the village scale, while providing a sense of
continuity through the use of unifying design elements.
Objective: Promote a diverse range of activities and services to encourage a
mixture of day/night and weekday/weekend uses.
Implementation:
Village 3 meets these goals and objectives by providing a village core arranged
along a main street. Land uses within the village core include
residential/commercial/mixed use, neighborhood park, school, CPF, neighborhood
park and a variety of residential housing types. The organization of land uses,
coupled with a village design theme, create the village identity and sense of place.
The village incorporates Ranch-wide design elements such as signage and
landscaping to connect it with the other villages of Otay Ranch. The Village 4
Community Park is located adjacent to existing and future park uses.
Goal: Diversify the economic base within Otay Ranch.
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Objective: Create an economic base that will ensure there is adequate public
revenue to provide public services.
Objective: Create employment opportunities for area residents which
complements, rather than substitutes for industrial development
on the Otay Mesa.
Implementation:
The Otay Ranch Business Park and the Village 3 core mixed use development
contribute to the economic base with neighborhood and regional-serving
businesses.
Goal: Promote synergistic uses between the villages of the Otay Ranch
to provide a balance of activities, services and facilities.
Objective: Develop individual villages to complement surrounding villages.
Objective: Select villages to provide activities and uses which draw from
surrounding villages. Uses serving more than one village, such
as a cinema complex, should be located in a village core that has
convenient access to adjacent villages.
Implementation:
Village 3 provides mixed use commercial uses that serve neighboring villages as
well as Village 3. In addition, the Village 3 Business Park provides both jobs and
services to Village 3 residents and surrounding communities.
Goal: Organize land uses based upon a village concept to produce a
cohesive, pedestrian friendly community, encourage non-
vehicular trips, and foster interaction amongst residents.
Implementation:
Village 3 neighborhoods are connected by an extensive trail and pathway system.
These trails and pathways reinforce a pedestrian friendly concept as well as
promote the use of alternative modes of transportation. In addition, a paseo
provides an alternative connection between the single family homes and the
neighborhood park, school and village core. By reducing the need for an
automobile, residents will have opportunities to interact with their neighbors and
other residents of the village as they walk or bike to their destinations.
B. II.2.8.2 MOBILITY
Goal: Provide a safe and efficient transportation system within Otay
Ranch with convenient linkages to regional transportation
elements abutting the Otay Ranch.
Objective: Ensure timely provision of adequate local circulation system
capacity to respond to planned growth, maintaining acceptable
levels of service (LOS).
Objective: Plan and implement a circulation system such that the
operational goal of Level of Service “C” for circulation element
arterial and major roads and intersections can be achieved and
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maintained. Internal village streets/roads are not expected to
meet this standard.
Objective: Encourage other transportation modes through street/road design
standards within the village, while accommodating the
automobile. Design standards are not focused on achieving LOS
standards or providing auto convenience.
Objective: Provide an efficient circulation system that minimizes impacts
on residential neighborhoods and environmentally sensitive
areas.
Implementation:
Streets surrounding and internal to the SPA Plan area are designed in compliance
with the goals and objectives of the GDP. Street design and phasing strive to
provide efficient and appropriate levels of service. The village circulation system
accommodates public transportation on the arterial network. Internal streets are
designed to accommodate bicycles and a series of pedestrian paths are provided
throughout the village to provide alternatives to automobile travel.
Goal: Achieve a balanced transportation system which emphasizes
alternatives to automobile use and is responsive to the needs of
residents.
Objective: Study, identify, and designate corridors, if appropriate, for light
rail and transit facilities.
Objective: Promote alternative forms of transportation, such as bicycle and
car paths, riding and hiking trails, and pedestrian walkways as
an integral part of the circulation system.
Implementation:
A wide variety of alternative forms of transportation, including transit routes,
bicycle lanes and routes, and pedestrian trails and paths are provided within the
SPA Plan area. This alternative transportation network addresses the needs of
residents by offering different routes within and outside of the villages, including
connections to public transportation, the Chula Vista trail network, and the Chula
Vista Bikeway network.
C. II.2.8.3 HOUSING
Goal: Create a balanced community exemplified by the provision of a
diverse range of housing styles, tenancy types and prices.
Objective: Provide a variety of housing opportunities sufficient to meet a
proportionate share of the Regional Share allocation of housing.
Objective: Each Otay Ranch Village will proportionately assist the
appropriate land use jurisdiction to meet or exceed Otay Ranch’s
share of the five-year Regional Share allocation as provided by
each jurisdiction’s Housing Element.
Implementation:
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The SPA plan meets these goals and objectives by providing a wide variety of
housing types, including affordable housing. Proposed housing includes
apartments, townhouses, condominiums, attached housing (duplexes and/or
triplexes), and small lot and traditional single-family residential. The Affordable
Housing Plan and the PFFP describe in detail how the housing goals are met.
Based on the target residential units proposed for the development, 80 low-income
and 80 moderate-income residential units will be provided.
Goal: The provision of sufficient housing opportunities for persons of
all economic, ethnic, religious and age groups, as well as those
with special needs such as the handicapped, elderly, single parent
families and the homeless.
Objective: Ensure that the Otay Ranch provides housing opportunities
sufficient to meet a proportionate share of identified special
housing needs and applies fair housing practices for all needs
groups in the sale, rental, and advertising of housing units.
Implementation:
Village 3 will provide a wide variety of housing types ranging in density from
medium to mixed-use/high. The variety of housing types will accommodate
families, singles and those with special housing needs, including the handicapped
and the elderly. Fair housing practices will be employed in the sale, rental and
advertising of all units.
D. II.2.8.4 PARKS, RECREATION, OPEN SPACE
Goal: Provide diverse park and recreational opportunities within Otay
Ranch which meet the recreational, conservation, preservation,
cultural and aesthetic needs of project residents of all ages and
physical abilities.
Objective: Identify park, recreational and open space opportunities, where
appropriate, to serve the South County region and San Diego
County as a whole.
Objective: Maximize conservation, joint uses and access and consider
safety in the design of recreational facilities.
Objective: Provide neighborhood and community parks and recreational
facilities to serve the recreational needs of local residents.
Implementation:
Chapter V, Parks, Recreation, Open Space and Trails Plan and the PFFP describe
in detail the location, funding and maintenance of required facilities.
E. II.2.8.5 CAPITAL FACILITIES
Goal: Assure the efficient and timely provision of public services and
facilities of developable areas of Otay Ranch concurrent with
need.
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Objective: Ensure that the pace and pattern of residential, commercial and
other non-residential development is coordinated with the
provision of adequate public facilities and services.
Objective: Permit development only through a process that phases
construction with the provision of necessary infrastructure prior
to or concurrent with need.
Objective: Development projects shall be required to provide or fund their
fair share of all public facilities needed by the development.
Objective: “Enhanced Services” may be provided to specified geographic
areas of the Otay Ranch. These are services that exceed the
normal or standard level of services provided to the jurisdiction
as a whole.
Objective: The City of Chula Vista and the county of San Diego shall enter
into a Master Property Tax Agreement covering all annexations
within an agreed-upon geographic area in Otay Ranch. That
Agreement shall consider the distribution of property tax
revenues, as well as the allocation of total project revenues
between the City and the County in accordance with the
following policies.
Objective: As a general guideline, efforts should be made to keep the
effective tax rate (ETR), including all property taxes and special
assessments, not to exceed 2.00 percent of the assessed value of
the property.
Objective: Monitor the impacts of growth and development on critical
facilities and services to ensure that necessary infrastructure is
provided prior to or concurrent with need.
Implementation:
The PFFP provides an analysis and detailed description of how these goals and
objectives will be met. The SPA Plan will phase development with infrastructure
improvements and the developer will participate in fair-share funding of facilities
as described in the PFFP.
Drainage Facilities
Goal: Provide protection to the Otay Ranch project area and
surrounding communities from fire, flooding and geologic
hazards.
Objective: Individual projects will provide necessary improvements
consistent with the National Flood Insurance Program, Drainage
Master Plan(s) and Engineering Standards.
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Objective: Development within floodplains will be restricted to decrease the
potential for property damage and loss of life from flooding and
to avoid the need for channels and other flood control facilities.
Objective: Preservation of the floodplain environment from adverse
impacts due to development.
Objective: Require onsite detention of storm water flows such that existing
downstream structures will not be overloaded.
Implementation:
The project will meet the goals and objectives for drainage facilities through
planning, permitting and implementation of facilities as required by the City and
regulatory agencies. The Drainage Studies, prepared by Hunsaker & Associates,
and tentative map address these goals. Subsequent grading and drainage plans will
provide additional, site-specific measures.
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
reclaimed water.
Objective: The ongoing planning, management and development of
sewerage conveyance, treatment and disposal facilities to
adequately meet future demands.
Objective: Assure that wastewater treatment plants are consistent with
sewerage master plans.
Objective: Sewage disposal systems should maximize the provision and
utilization of reclaimed water.
Implementation:
The sewer reports prepared by Wilson Engineering describe the planning,
management, and sewer facilities necessary to serve the development. The
tentative map and subsequent improvement plans provide additional site-specific
design for implementation of the project sewer system.
Integrated Solid Waste Management Facilities
Goal: Provide solid waste facilities and services which emphasize
recycling of reusable materials and disposal of remaining solid
waste so that the potential adverse impacts to public health are
minimized.
Objective: Reduce the volume of waste to be land-filled by 30% by 1995
and by 50% by 2000.
Implementation:
During construction, solid waste disposal and recycling of materials will adhere to
best management practices and City standards outlined in Chula Vista Municipal
Code Section 8.25.095 – Construction and Demolition Debris Recycling. Planning
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for occupancy will include considerations listed in the City’s “Recycling and Solid
Waste Planning Guide.” A recycling/drop-off center may be located within the
mixed-use area of the village core or the Otay Ranch Business Park. This location
will provide alternative methods for residents and businesses to participate in
recycling California Redemption Value bottles and cans.
Urban Runoff Facilities
Goal: Ensure that water quality within the Otay Ranch project area is
not compromised.
Goal: Ensure that the City of San Diego’s water rights within the
Otay River watershed shall not diminish.
Implementation:
The drainage studies prepared for the SPA Plan area by Hunsaker & Associates
describe how these goals will be met through management and containment in
conformance with City and regional environmental protection standards.
Water Facilities
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.
Objective: Ensure an adequate supply of water on a long-term basis prior to
the development of each phase of the Otay Ranch Project Area.
Objective: Ensure infrastructure is constructed concurrently with planned
growth, including adequate storage, treatment, and transmission
facilities, which are consistent with development phasing goals,
objectives and policies, and the Service/Revenue Plan.
Objective: Ensure that water quality within the Otay Ranch Project Area is
not compromised, consistent with NPDES Best Management
Practices, and the RWQCB Basin Plans.
Objective: Promote water conservation through increased efficiency in
essential uses and use of low water demand landscaping.
Objective: Encourage suppliers to adopt a graduated rate structure designed
to encourage water conservation.
Implementation:
The water service reports prepared for the SPA Plan area by Dexter Wilson
Engineering describe how these goals and objectives will be met.
Water Reclamation Facilities
Goal: Design a sewerage system which will produce reclaimed water.
Ensure a water distribution system will be designed and
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constructed to use reclaimed water. Construction of a “dual
system” of water supply will be required for all development
where reclaimed water is used.
Objective: Encourage development of public and private open space and
recreational uses that could utilize reclaimed water.
Implementation:
The water studies prepared by Wilson Engineering describe the implementation of
reclaimed water systems in the development. A SAMP for the project includes
recycled water facilities.
Arts and Cultural Facilities
Goal: Plan sites for facilities dedicated to the enhancement of the arts
at the community level that can contain indoor and outdoor
facilities capable of supporting community theater, training and
exhibition of art and sculpture, musical training and concerts,
film and cultural festivals, public meetings, and other
community events.
Implementation:
The SPA Plan provides indoor and outdoor facilities including a neighborhood
park, private facilities, elementary school, community purpose facility, and mixed
use commercial center which could accommodate arts and cultural facilities.
Cemetery Facilities
Objective: Identify and preserve adequate cemetery sites to serve the Otay
Ranch Project Area.
Implementation:
A cemetery site is not proposed in the SPA Plan area.
Child Care Facilities
Goal: Provide adequate child care facilities and services to serve the
Otay Ranch project area.
Objective: Identify sites for child care and pre-school facilities adjacent to
or part of public and private schools, religious assembly uses,
employment areas, and other locations deemed appropriate.
Implementation:
Child care facilities can be accommodated in the mixed use commercial,
community purpose facility, elementary school, and neighborhood park land use
areas. Small family day care is also an allowable use within residential areas,
provided adequate outdoor play area and other design guideline and development
regulations criteria can be met. Large family day care is allowable subject to a
conditional use permit.
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Health and Medical Facilities
Goal: Ensure provision of and access to facilities which meet the health
care needs of Otay Ranch residents.
Objective: Identify a general location within Otay Ranch for public and
private health service organizations, charities, and private adult
care and mental care facilities.
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Implementation:
Senior congregate care and health care offices and clinics are allowable uses within
the mixed use commercial area of Village 3. The community purpose facility land
use also allows health care uses.
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.
Implementation:
A Community Purpose Facility Master Plan, included in Chapter VI of this SPA
Plan, describes the facilities provided by the development that will meet this goal
and the specific requirements of the City of Chula Vista Municipal Code and the
Land Offer Agreement.
Social and Senior Services Facilities
Goal: Ensure that Otay Ranch project area residents have adequate
access to sources of governmental and private social and senior
service programs.
Objective: Social and senior service facilities should be sited within Otay
Ranch to either provide direct service access or to provide
community service information to each village to educate the
public regarding available services.
Objective: Siting of new facilities and expansion of existing social or senior
services facilities will be planned to most effectively serve the
clients of each social and senior service activity as part of a
comprehensive social and senior service delivery system.
Implementation:
Social and senior service needs can be met within allowable use areas including
the business park, commercial, Private Recreation Facility, community purpose
facility and park land uses. Shared use may be available with the schools.
Animal Control Facilities
Goal: Ensure that the community of Otay Ranch is served by an
effective animal control program that provides for the care and
protection of the domestic animal population, safety of people
from domestic animals, and the education of the public regarding
responsible animal ownership.
Objective: Participate in programs to provide animal control facilities
sufficient to provide adequate shelter space per Otay Ranch
dwelling unit.
Implementation:
The SPA Plan area will participate in City programs for provision of animal control.
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Civic Facilities
Goal: Assure the efficient and timely provision of public services and
facilities to developable areas of the Otay Ranch project area
concurrent with need, while preserving environmental resources
of the site and ensuring compatibility with the existing character
of surrounding communities. Integrate different types of public
facilities where such facilities are compatible and
complementary.
Implementation:
This goal will be met through implementation of requirements identified by the
PFFP.
Correctional Facilities
Goal: Prevent injury, loss of life and damage to property resulting from
crime occurrence through the provision of justice facilities.
Objective: Make provisions for justice facilities, including jails, courts, and
police facilities adequate to serve the Otay Ranch Project Area.
Implementation:
The SPA Plan area does not contain correctional facilities.
Fire Protection and Emergency Services Facilities
Goals: Provide protection to the Otay Ranch project area and
surrounding communities from the loss of life and property due
to fires and medical emergencies.
Objective: Provide sufficient fire and emergency service facilities to
respond to calls within the Otay Ranch urban communities
within a 7-minute response time in 85% of the cases.
Implementation:
This goal will be met through implementation of the requirements identified by the
PFFP. The SPA Plan area will be served by Chula Vista Fire Stations # 3 and #7.
Pursuant to the Draft Chula Vista Fire Master Plan additional fire stations are
planned within the EUC and Village 8. Additionally, the circulation design of the
SPA Plan area facilitates emergency vehicle access to all areas of the villages and
the Fire Protection Plan includes fuel management requirements. Village 3 and a
Portion of Village 4 must comply with the City’s 2014 Fire Facilities Master Plan.
Justice Facilities
Goal: Prevent injury, loss of life and damage to property by having
adequate criminal justice facilities to serve Otay Ranch residents.
Objective: Cooperate with the County to identify an equitable funding
method for the development of justice facilities based on the
needs of Otay Ranch and their benefit to Otay Ranch residents.
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Objective: Justice facilities serving Otay Ranch residents will be sited in
appropriate locations and in a timely manner, irrespective of
jurisdictional boundaries.
Objective: Enhance public safety by utilizing land use and site design
techniques to deter criminal activity.
Implementation:
The SPA Plan area does not contain justice facilities. The design of the SPA Plan
area fosters community interaction and awareness that deters criminal activity.
Design techniques include “eyes on the street’ orientation of commercial and
residential uses toward the street and placement of parks and paths as focal points
in the community. These techniques minimize hidden locations where criminal
activity might occur.
Law Enforcement Facilities
Goal: Protection of life and property and prevention of crime
occurrence.
Objective: Make provisions for criminal justice facilities, including jails,
courts, and police facilities adequate to serve the Otay Ranch
Project Area.
Objective: Enhance conditions for public safety by utilizing land use and
site design techniques to deter criminal activity and promote law
enforcement.
Objective: Site law enforcement facilities to appropriate locations in order
to serve the population.
Implementation:
The SPA Plan area will not contain law enforcement facilities. The project utilizes
design techniques to deter criminal activity and promote law enforcement. The
goal can be met through implementation measures identified in the PFFP.
Library Facilities
Goal: Sufficient libraries to meet the information and education needs
of Otay Ranch residents.
Objective: Provide high quality and contemporary library facilities and
services which meet the needs of the entire Otay Ranch Project
Area.
Objective: Five hundred square feet (gross) of adequately equipped and
staffed library facilities per 1,000 population.
Objective: Otay Ranch libraries will be equitably financed by all new
development that will benefit from the facilities.
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Implementation:
The SPA Plan area will contribute its fair share to City of Chula Vista library
facilities through payment of the PFDIF as identified in the PFFP.
School Facilities
Goal: Provide high quality, K-12 educational facilities for Otay Ranch
residents by coordinated planning of school facilities with the
appropriate school district.
Goal: Coordinate the planning of adult educational facilities with
appropriate district.
Objective: School facilities shall be provided concurrently with need and
integrated with related facility needs, such as child care, health
care, parks, and libraries, where practical.
Objective: Provide school district with 12 to 18 month development plan
and 3 to 5 year development forecasts so that they may plan and
implement school building and/or allocation programs in a
timely manner.
Implementation:
A school site is planned within Village 3.
F. II.2.8.6 AIR QUALITY
Goal: Minimize the adverse impacts of development on air quality.
Implementation:
The Air Quality Improvement Plan provides measures to meet this goal. The Plan
addresses improvement measures including job/housing balance, transit access,
alternative travel modes, building construction methods and educational programs.
The SPA Plan area has been designed to offer numerous alternative methods of
transportation, including public transit, bicycle lanes/routes and pedestrian trails.
Commuter Trip Management
Goal: Create a safe and efficient multi-modal transportation network
which minimizes the number and length of single passenger
vehicle trips.
Objective: Minimize the number and length of single passenger vehicle trips
to and from employment and commercial centers to achieve an
average of 1.5 persons per passenger vehicle during weekday
commute hours.
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Implementation:
The SPA Plan area is served by Bus Rapid Transit and a potential local bus route
and stops, provides an extensive pedestrian path system and has been designed to
accommodate bicycles. Employment and commercial centers are located within
and adjacent to the Plan area.
Capacity Improvements
Objective: Expand the capacity of both the highway and transit components
of the regional transportation system to minimize congestion and
facilitate the movement of people and goods.
Implementation:
The SPA Plan area will contribute to highway and transit improvements as
identified in the Public Facilities Finance Plan.
Bicycle System Design
Objective: Provide a safe, thorough and comprehensive bicycle network
which includes bicycle paths between major destinations
within, and adjacent to, Otay Ranch.
Implementation:
The SPA Plan circulation design provides for bicycle access. The Plan includes
bike lanes along major perimeter roads and internal bike routes that offer routes to
destinations outside of the villages.
Road Design
Objective: Design arterial and major roads and their traffic signals to
minimize travel time, stops and delays.
Implementation:
The major roads surrounding the SPA Plan area have been designed in accordance
with City standards. Traffic signals have been located to facilitate traffic flow and
to provide access to neighboring land uses.
Planning and Land Development
Goal: Land development patterns which minimize the adverse impacts
of development on air quality.
Objective: Encourage mixed use development to promote linking of trips,
reduce trip length and encourage alternative mode usage.
Implementation:
Village 3 has been designed with mixed-use development and in accordance with
village concepts that promote alternatives to automobile use. The convenient
village pedestrian path system and internal streets are designed to accommodate
pedestrians and bicycles and will encourage alternate modes of travel.
Transit Route and Facility Design
Objective: Facilitate access to public transit.
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Implementation:
Pedestrian and bicycle paths provide links to public transit lines. Rapid Bus
service is planned along Main Street and Local Bus service may be provided along
Heritage Road and La Media Road. A Local Bus stop located within the Otay
Ranch Business Park may be sited to serve both the business park and the village
core, offering residents and employees access to an alternative mode of
transportation.
Pedestrian Design
Objective: Encourage pedestrian traffic as an alternative to single vehicle
passenger travel.
Implementation:
The extensive system of trails and pathways throughout the SPA Plan area to
destinations such as the business park, village core, CPF, schools and parks, the
neighboring land uses (including the Village 8 West Town Center), will encourage
residents to walk rather than drive.
Building Design
Objective: Locate and design buildings within village cores to facilitate
transit and pedestrian access.
Implementation:
Buildings within the Village 3 core are clustered to minimize walking distances
and oriented to the street to encourage pedestrian access. Paths within the core
link to public transit stops/stations.
Parking Management
Objective: Manage parking facilities to facilitate transit, ridesharing and
pedestrian access.
Objective: Manage parking facilities to encourage a reduction in the number
of single vehicle trips.
Implementation:
Parking areas are located at the rear and sides of buildings to maintain a pedestrian-
oriented village streetscape. Joint parking use is encouraged within the Village
Core and business park.
Street Configuration
Objective: Configure internal village streets to give pedestrian traffic a
priority.
Implementation:
Village streets are designed for pedestrian comfort with sidewalks, landscaping
and furnishings. Streets are narrow to slow traffic. Traffic calming features such
as intersection neckdowns may be implemented throughout the village core to
create a positive pedestrian experience and encourage pedestrian activity in the
village.
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Particulate Emissions
Objective: Minimize particulate emissions, which are the result of the
construction process.
Implementation:
This objective will be met through construction practices that control fugitive dust,
minimize simultaneous operation of construction vehicles and equipment, and use
low-polluting equipment.
Energy Conservation
Objective: Minimize fossil fuel emission by conserving energy. [See
Energy Chapter 10. Section E.]
Implementation:
The SPA Plan circulation plan is designed to provide alternate modes of travel and
reduce vehicle trips to reduce fossil fuel emissions.
G. II.2.8.7 NOISE
Goal: Promote a quiet community where residents live without noise
which is detrimental to health and enjoyment of property.
Goal: Ensure residents are not adversely affected by noise.
Objective: Otay Ranch shall have a noise abatement program to enforce
regulations to control noise.
Implementation:
The SPA Land Use Plan separates higher noise generating land uses from more
sensitive residential land uses. Sound abating features, such as masonry walls and
dual-glazed windows, will be provided as needed. City standards for noise
regulation and abatement shall be enforced.
H. II.2.8.8 SAFETY
Goal: Promote public safety and provide public protection from fire,
flooding, seismic disturbances, geologic phenomena and
manmade hazards in order to:
Preserve Life, Health and Property;
Continue Government Functions and Public Order;
Maintain Municipal Services; and
Rapidly Resolve Emergencies and Return the Community Normalcy and Public
Tranquility.
General Public Safety
Objective: Provide for the continuity of government and public order.
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Objective: Maintain public services and ensure the rapid resolution of
emergencies.
Objective: Minimize social and economic dislocations resulting from
injuries, loss of life and property damage.
Implementation:
The SPA Land Use Plan has utilized the recommendations of technical studies,
City codes and ordinances, and other policies and regulations to plan for
development that will promote the protection of life and property. Crime
Prevention Through Environmental Design (CPTED) Principles have been
incorporated into the Village Design Plan
Seismic Disturbances
Objective: Provide public protection from earthquakes, rockslides, and
liquefaction in order to minimize loss of life, injury, property
damage and disruption of community social and economic
activity.
Implementation:
Site grading and construction shall be in accordance with the Uniform Building
Code and the Association of Structural Engineers of California to reduce the
effects of seismic shaking to the extent possible.
Floods
Objective: Prevent property damage and loss of life due to seiches, dam
failure and heavy rains.
Objective: Preservation of the floodplain environment from adverse
impacts due to development.
Implementation:
The SPA Plan area is not located within a floodplain. Storm water flows shall be
controlled and conveyed in accordance with the Master Drainage Plan for the
village.
Geologic Phenomena
Objective: Prevent property damage and loss of life due to landslides, rock
falls, and erosion.
Implementation:
The SPA Plan area development shall utilize grading practices that are consistent
with this objective.
Fire, Crime, Health Emergency, and Hazardous Substances
Objective: Prevent property damage and loss of life due to fire, crime or
hazardous substances.
Implementation:
The SPA Plan area is planned to reduce potential effects of fire through adequate
water supply, street design that facilitates emergency vehicle access, and fuel -
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modification landscape techniques as outlined in the Village 3 and a Portion of
Village 4 FPP and FPP Addendum. Crime prevention is addressed through
optimization of community interaction and street activity and a minimization of
secluded areas that could foster crime. City codes and policies will be
implemented and enforced to minimize potential effects of hazardous substances.
I. II.2.8.9 GROWTH MANAGEMENT
Goal: Develop Otay Ranch villages to balance regional and local
public needs, respond to market forces, and assure the efficient
and timely provision of public services and facilities concurrent
with need.
Objective: Coordinate the timing of the development of Otay Ranch villages
to provide for the timely provision of public facilities, assure the
efficient use of public fiscal resources and promote the viability
of the existing and planned villages.
Implementation:
The SPA Plan will be developed in phases that balance market forces with the
provision of the facilities, as identified by the Public Facilities Finance Plan.
J. II.2.8.10 RESOURCE PROTECTION, CONSERVATION & MANAGEMENT
Goal: Establishment of an open space system that will become a
permanent preserve dedicated to the protection and enhancement
of the biological, paleontological, cultural resources
(archaeological and historical resources), flood plain, and scenic
resources of Otay Ranch, the maintenance of long-term
biological diversity, and the assurance of the survival and
recovery of native species and habitats within the preserve, and
to serve as the functional equivalent of the County of San Diego
Resource Protection Ordinance (RPO).
Objective: Identify sensitive and significant biological, cultural,
paleontological, agricultural, and scenic resources within Otay
Ranch that require protection and/or management.
Objective: Preserve sensitive and significant biological, cultural,
paleontological, flood plain, visual, and agricultural resources.
Implementation:
These goals and objectives will be met through compliance with the Otay Ranch
RMP and Phase 2 RMP, by conveyance of property within the preserve to the
Preserve Owner Manager at a ratio of 1.188 acres of preserve land for every acre
of non-common development land and participation in the established CFD 97-2
to fund perpetual maintenance, management and monitoring of Preserve areas.
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Enhance and Restore Sensitive Resources
Objective: Enhance, restore, and re-establish sensitive biological resources
(species and habitats) in disturbed areas where the resources
either formerly occurred or have a high potential for
establishment.
Implementation:
Disturbed areas within the Otay Ranch Preserve may be enhanced and restored as
determined by the Otay Ranch Preserve Owner/Manager (POM). In addition,
impacts to MSS will be mitigated through implementation of mitigation measures
requiring MSS enhancement/restoration.
Wildlife Corridors
Objective: Establish functional connections for onsite resources and
integrate the Preserve into a larger regional system.
Implementation:
The SPA Plan maintains functional connections for onsite resources within the
Otay River Valley and integrates the Preserve into the larger regional system
through the conveyance of approximately 269 acres of land into the Preserve.
Preserve Management and Maintenance
Objective: Effectively manage the Preserve to protect, maintain, and
enhance resources in perpetuity.
Implementation:
The SPA Plan will participate in CFD 97-2 to fund the perpetual maintenance,
management and monitoring of Preserve areas.
Resource Preserve Land Uses
Objective: Identify permitted land uses within the Preserve.
Implementation:
The Otay Ranch RMP, as incorporated into the City of Chula Vista MSCP Subarea
Plan, identifies permitted land uses within the preserve.
Resource Preserve - Adjacent Land Uses
Objective: Identify allowable uses within appropriate land use
designations for areas adjacent to the Preserve.
Implementation:
Residential uses are proposed in areas adjacent to the Preserve. Residential uses
will be separated from the Preserve by a 100-foot wide Preserve Edge. As required
by the Resource Management Plan, a Village 3 and Village 4 Preserve Edge Plan
has been prepared.
Regulatory Framework for Future Uses
Objective: Provide a regulatory framework for future permitting by
resource agencies and amendments to the RMP.
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Implementation:
The SPA Plan will adhere to the regulatory framework established in the RMP and
MSCP Subarea Plan.
Mineral Resources
Goal: Encourage the completion of the extraction of mineral
resources before conflicts with planned development could
occur.
Objective: Extract mineral resources so as not to impair other conservation
efforts.
Implementation:
Mineral extraction does not occur in the SPA Plan area. Mineral extraction is not
planned in the SPA Plan area.
Soils
Goal: Minimize soil loss due to development.
Objective: Identify development activities which present a large potential to
create excessive runoff or erosion.
Implementation:
Landform grading, slope stabilization, vegetation protection, revegetation and
other techniques will be employed to meet these goals and objectives.
Steep Slopes
Goal: Reduce impacts to environmentally sensitive and potential
geologically hazardous areas associated with steep slopes.
Objective: Research existing slope conditions prior to land development
activities.
Implementation:
The SPA grading plan is based on a geotechnical study. The site grading creates
terraces for development that follow the natural grade elevation change.
Manufactured slope heights and forms are in conformance with City ordinances
and policies.
Floodways
Goal: Preserve floodways and undisturbed flood plain fringe areas.
Objective: Restore and enhance highly disturbed floodways and flood
plains to regain former wildlife habitats and retain/restore the
ability to pass 100-year flood flows.
Objective: Preserve floodways and undisturbed flood plain fringe areas in
their natural state where downstream development will not be
adversely affected.
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Implementation:
The Otay River and Wolf Canyon floodplain and floodways will be preserved and
enhanced if needed.
Visual Resources
Goal: Prevent degradation of the visual resources.
Objective: Blend development harmoniously with significant natural
features of the land.
Implementation:
The manufactured slopes will be contoured and vegetated to minimize visual
impacts. The landscape plan for the SPA Plan area provides a transition between
the natural landscape and the development area, subject to the MSCP. Preserve
Edge Plan and Fire Protection Plan requirements.
Energy Conservation
Goal: Establish Otay Ranch as a “showcase” for the efficient utilization
of energy resources and the use of renewable energy resources.
Objective: Reduce the use of non-renewable energy resources within Otay
Ranch below per capita non-renewable energy consumption in
San Diego County.
Implementation:
The design of the SPA Plan area encourages walking, bicycling and public transit
use to lower energy consumption. Air Quality and Water Conservation Plans for
the SPA Plan area contribute to efficient use of resources.
Land Use
Objective: Provide land use patterns and project features which result in
the conservation of non-renewable energy resources.
Implementation:
The land use pattern and relationship to surrounding land uses promote walking
and cycling as alternatives to more energy consumptive automobile use. The
Water Conservation Plan and landscape design promote efficient water use.
Water Conservation
Goal: Conserve water during and after construction of Otay Ranch.
Objective: Reduce CWA water use within Otay Ranch to a level that is 75%
of County-wide, 1989 per capita levels.
Objective: Create a comprehensive framework for the design
implementation and maintenance of water conserving measures,
both indoor and outdoor.
Objective: Develop an extensive water restoration and recycling system
throughout the developed areas of Otay Ranch.
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Objective: Investigate traditional and non-traditional uses for reclaimed
water and identify potential restraints for reclaimed water use.
Objective: Comply with the water conservation standards and policies of
all applicable jurisdictions.
Implementation:
The SPA Plan development will adhere to the provisions of the Water
Conservation Plan prepared for the project.
Astronomical Dark Skies
Goal: Preserve dark-night skies to allow for continued astronomical
research and exploration to be carried out at the County’s two
observatories, Palomar Mountain and Mount Laguna.
Objective: Provide lighting in heavily urbanized areas of the Otay Valley
Parcel which ensures a high degree of public safety.
Objective: Provide lighting in less urbanized areas, which helps to preserve
county-wide dark-night skies, and is consistent with more rural
lighting standards prevalent in non-urbanized areas of San Diego
County.
Implementation:
Lighting within the SPA Plan area will adhere to City and County ordinances and
standards and requirements of the Preserve Edge Plan, as well as MSCP Adjacency
Guidelines
Agriculture
Goal: Recognize the presence of important agricultural soils both in
areas subject to development and within the preserve.
Objective: Encourage effective utilization of agricultural soils located
within the Preserve.
Implementation:
Agricultural practices have ceased in the SPA Plan area. Erosion control
measures will be implemented to protect soil erosion.
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XXXXXHERITAGE
ROAD SHEET 3CORTE NUEVAPASEO CULTURAR-19OFSHEETREVISIONSDATE BYNO.PREPARED BY:OS-815LEGENDOWNER/SUBDIVIDERKEY MAPEARTHWORK/GRADING QUANTITIESCIVIL ENGINEERCity Of Chula Vista, CaliforniaOTAY RANCH CITY OF CHULA VISTA, CALIFORNIAOTAY RANCHLEGAL DESCRIPTIONGENERAL NOTESVILLAGE 3 R-19PUBLIC UTILITIESVILLAGE 3 R-19HUNSAKER& ASSOCIATESGENERAL DESIGN NOTESTENTATIVE MAP CVT/RZ/GPA-20-2004TENTATIVE MAP CVT-20-0004SOURCE OF TOPOGRAPHYEASEMENT & ENCUMBRANCE NOTESNSITE805905VICINITY MAPSHEET INDEXSHEET 1 - TITLE SHEETSHEET 2 - DETAILS & SECTIONSSHEET 3 - SITE PLAN/ TMSHEET 4 - BOUNDARY & ENCUMBRANCESSHEET 5 - BOUNDARY & ENCUMBRANCESBENCHMARKR-19NeighborhoodLand UseGross ACUnitsDensityR-19MF8.3022427.08.3022427.0AC0.208.50Net Useable Pad7.107.10Total Project Area Open Space (OS-8)R-19 Project SummaryResidential SubtotalLand Use SummaryLand UseCVT 20-20045/26/2021 PC Agenda Page 358 of 1005
MODIFIED TWO LANE SECONDARY VILLAGE ENTRY W/MEDIAN & VILLAGE PATHWAYSTREET MODIFICATIONS PROPOSEDSIX LANE PRIME ARTERIALEXISTING HERITAGE ROADEXISTING PORTION OF PASEO CULTURA FROM HERITAGE RD. TO CAMINO ALDEAMODIFIED PARKWAY RESIDENTIALEXISTING CORTE NUEVAOFSHEETPREPARED BY:25HUNSAKER& ASSOCIATESCity Of Chula Vista, CaliforniaOTAY RANCH VILLAGE 3 R-19TENTATIVE MAP CVT/RZ/GPA-20-0004CVT 20-20045/26/2021 PC Agenda Page 359 of 1005
OTAY LANDFILLOTAY VILLAGE 2R-19ROAD CORTE NUEVAPASEOHERITAGE
PROJECTBOUNDARYFUEL MODLIMITSLIMITS OF FUEL MOD.MSCP PERSERVE EDGE &CULTURAOS-8NAPOFSHEETPREPARED BY:35HUNSAKER& ASSOCIATESCity Of Chula Vista, CaliforniaOTAY RANCH VILLAGE 3 R-19TENTATIVE MAP CVT/RZ/GPA-20-0004CVT 20-20045/26/2021 PC Agenda Page 360 of 1005
TENTATIVE MAP CVT/RZ/GPA-20-0004VILLAGE 3 R-19OTAY RANCH City Of Chula Vista, CaliforniaHUNSAKER& ASSOCIATES54PREPARED BY:SHEETOFNSITE805905VICINITY MAPCVT 20-20045/26/2021 PC Agenda Page 361 of 1005
HUNSAKER& ASSOCIATESPREPARED BY:“”“”“”““”“”“”“”“”“”“OFSHEET55TENTATIVE MAP CVT/RZ/GPA-20-0004VILLAGE 3 R-19OTAY RANCH City Of Chula Vista, CaliforniaCVT 20-20045/26/2021 PC Agenda Page 362 of 1005
PROJECTBOUNDARYR-6R-20OTAY RIVER VALLEYSHEETS 2& 3SHEETS 2& 4SHEET 5MAIN ST. INTERIM MAIN STREET (FROM QUARRY ACCESS TO CUL-DE-SAC)***INTERIM MAIN STREET ( FROM HERITAGE ROAD TO QUARRY ACCESS)*****MAIN STREET (FULL WIDTH, PER APPROVED V3 TM C.V.T. 16-02)****MULTI-PURPOSE/GREENBELT TRAILNeighborhoodLand UseGross ACUnitsDensityR-6MF5.647813.9R-20MF10.1311611.515.7719412.3AC29.841.271.181.351.672.740.160.140.232.9857.32Acreages are rounded to the nearest 1/100th acre and may vary slightly fromcalculated total.R-6 & R-20 Project SummaryResidential SubtotalLand Use SummaryLand UseNet Useable Pad5.537.0612.58Total Project AreaMSCP Open Space Preserve(OS Lot 1)Basin(OS Lot 2) Open Space(POS-10)Public StreetsOpen Space(OS Lot 6)Open Space(OS Lot 3)Open Space(OS Lot 7)Open Space(OS Lot 4)Open Space(OS Lot 5)Open Space(OS Lot 8)OFSHEETREVISIONSDATE BYNO.PREPARED BY:17LEGENDOWNER/SUBDIVIDERKEY MAPEARTHWORK/GRADING QUANTITIESCIVIL ENGINEERCity Of Chula Vista, CaliforniaOTAY RANCH CITY OF CHULA VISTA, CALIFORNIAOTAY RANCHLEGAL DESCRIPTIONGENERAL NOTESSOURCE OF TOPOGRAPHYSHEET INDEXSHEET 1 - TITLE SHEETSHEET 2 - PROJECT DESIGN FULL WIDTH MAIN STREETSHEET 6 - BOUNDARY ANDPUBLIC UTILITIESVILLAGE 3 R-6 & R-20HUNSAKER& ASSOCIATESGENERAL DESIGN NOTESTENTATIVE MAP CVT-20-0005TENTATIVE MAP CVT-20-0005BENCHMARKEASEMENT & ENCUMBRANCE NOTESENCUMBRANCEVILLAGE 3 R-6 & R-20SHEET 7 - BOUNDARY ANDST SECTIONS AND DETAILSENCUMBRANCENSITE805905CONDOMINIUM NOTEOS-8R-6SHEET 3 - PROJECT DESIGN INTERIM MAIN STREETSHEET 4 - PROJECT DESIGN INTERIM MAIN STREETSHEET 5 - PROJECT DESIGN AND PRIVATE STREET SECTIONSCVT-20-00055/26/2021 PC Agenda Page 363 of 1005
QUARRY ACCESSPROJECTBOUNDARYMAIN STREETOS-3WWFFRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWWWWWWWWWWWWWWWWWWWWWWWMSCP PRESERVE EDGELIMITS OF FUEL MOD.F
U
EL M
O
D
LIMIT
S
POS-10OS-7OS-8W WF F
WWFFF F
W W RWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWWWWWWWWWWWWWWWWWWWMAIN STREETPROJECTBOUNDARYFUEL MODLIMITS
HERITAGE ROADMAIN STREETRWRWRWRWWWWWOFSHEET27City Of Chula Vista, CaliforniaOTAY RANCH TENTATIVE MAP CVT-2005VILLAGE 3 R-6 & R-20PREPARED BY:HUNSAKER& ASSOCIATESMATCHLINE SEE BELOWSEE SHEETS 4 & 5FULL BUILDOUT OF MAIN STREETINTERSECTION DETAILMATCHLINE AT TOP
INSET AT BOTTOM
SEE SHEETS 3 & 5MATCHLINE SEE ABOVE SEE SHEETS 3 & 5MATCHLINE SEE MSCP PRESERVE EDGELIMITS OF FUEL MOD.CVT-20-00055/26/2021 PC Agenda Page 364 of 1005
WWWWWWWWWWWWWWWWWWWWWWWQUARRY ACCESS
MSCP PRESERVE EDGELIMITS OF FUEL MOD.MAIN STREETOS-4OS-2OS-3WFREMAINDER PARCELOS-1MSCPPROJECTBOUNDARYRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWR-20WWWWH ER ITA GE R OADMAIN STREETRWRWRWRWOFSHEET37City Of Chula Vista, CaliforniaOTAY RANCH TENTATIVE MAP CVT-20-0005VILLAGE 3 R-6 & R-20PREPARED BY:HUNSAKER& ASSOCIATESSEE SHEET 5SEE SHEET 4
MATCHLINE SEE INSET BELOWINTERSECTION DETAILMATCHLINE SEE ABOVESCALE: 1"=50'INTERIM MAIN STREETCVT-20-00055/26/2021 PC Agenda Page 365 of 1005
WWWWWWWWWWWWWWWWWWWWW WMAIN STREETFUEL MODLIMITS
FUEL MODLIMITSPROJECTBOUNDARYMSCP &LIMITS OF FUEL MOD.MSCPBOUNDARYMSCP PRESERVE EDGELIMITS OF FUEL MOD.MSCP PRESERVEEDGE LIMITS OFFUEL MOD.FUEL MODLIMITSPVT. STREET 'A'
PVT. STREET 'B'OS-6R-6R-20POS-10OS-4OS-6OS-5OS-7OS-8W F
WFFWSTREET 'C'PVT.OS-1MSCPRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWPROPOSED PRIVATE STREET 'A'PROPOSED PRIVATE STREET 'B'PROPOSED PRIVATE STREET 'C'OFSHEET47City Of Chula Vista, CaliforniaOTAY RANCH TENTATIVE MAP CVT-20-0005VILLAGE 3 R-6 & R-20PREPARED BY:HUNSAKER& ASSOCIATESSEE SHEET 5SEE SHEET 3
INTERIM MAIN STREETCVT-20-00055/26/2021 PC Agenda Page 366 of 1005
OTAY RIVER VALLEYQUARRY ACCESS
F
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S
FUEL MODLIMITSPROJECTBOUNDARYMSCP &PROJECTBOUNDARYLIMITS OF FUEL MOD.MSCP PRESERVE EDGELIMITS OF FUEL MOD.MSCPBOUNDARYMSCP PRESERVE EDGELIMITS OF FUEL MOD.MSCP PRESERVEEDGE LIMITS OFFUEL MOD.FUEL MODLIMITSPVT. STREET 'A'
PVT. STREET 'B'OS-6R-6R-20POS-10OS-4OS-4OS-6OS-2OS-3OS-5OS-7OS-8STREET 'C'PVT.REMAINDER PARCELOS-1MSCPOS-1MSCPOS-1MSCPPROJECTBOUNDARYRWRWRWRWOFSHEET57City Of Chula Vista, CaliforniaOTAY RANCH TENTATIVE MAP CVT-20-0005VILLAGE 3 R-6 & R-20PREPARED BY:HUNSAKER& ASSOCIATESSEE SHEETS 2, 3 & 4 FOR 50 SCALE PLANSLEGENDNTSCVT-20-00055/26/2021 PC Agenda Page 367 of 1005
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VILLAGE 3 R-6 & R-20
TENTATIVE MAP CVT-20-0005
OTAY RANCH
City Of Chula Vista, California
HUNSAKER& ASSOCIATES
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905
VICINITY MAP
VILLAGE 3 R-6 & R-20
TENTATIVE MAP CVT-20-0005
OTAY RANCH
City Of Chula Vista, California
HUNSAKER& ASSOCIATES
7
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PREPARED BY:SHEET
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5/26/2021 PC Agenda Page 369 of 1005
262528
27
P4P5
P6
PARK
EUC
MU
S
PARK
M
PARK
PARK
FUTUREUNIVERSITYSITE
FUTUREUNIVERSITYSITE
FUTUREUNIVERSITYSITE
P
TC
TC
EUC
C
B-2
A
D
E-1
E-2
H-2
F G
H-1
I
O-1
L
O-2
Y-1 Y-2
Z-2Z-1
U-1 U-2
AA GG
BB CC
OS-2
OS-4
II
HH
K-2K-1
W
J
NM
P Q
T
V
OS-1
EE FF
R-1 R-2
B-1
JJ
JJ
JJ
DD
PROJECTBOUNDARY
PROJECTBOUNDARY
PROJECTBOUNDARY
PROJECTBOUNDARY PROJECTBOUNDARY
PROJECTBOUNDARY
PROJECT
BOUNDARY
PROJECTBOUNDARY
PROJECT
BOUNDARY
PROJECTBOUNDARY
PROJECTBOUNDARY
PROJECTBOUNDARY
MUS-1 S-2
EUC EUC
EUC
EUC
EUC
S
EUC
TC TC
TC TC TC TC
TCTCTCTC
MU MU MU MU
MU
MU MU
MUMU
MU
M
MUX
OS-3
SHEET 3 OF 7
SHEET 4 OF 7
SHEET 5 OF 7 SR 125OTAY RIVER VALLEY
VILLAGE 8
H U N T E P K W Y .EASTLAKE PKWY.VILLAGE 7
VILLAGE 11
S
T
R
E
E
T
"K"STREET "A" SOUTHSTREET "D"
STREET "E"STREET "E"
STREET "H"
STREET "I"STREET "I"
O T A Y V A L L E Y R O A D
ST.
"
I
"
ST. "M"ST."B"CAM PUS BLVD.STREET "B"STREET "A"STREET "H"
CAMPUS BLVD.STREET "G"ST. "A" NORTHSTREET AM A I N S T R E E T
M A I N S T R E E T
STREET
"A"S T R E E T "C "STREET "F"S
T. "
A
"
N
O
R
T
H
OTAY VALLEY ROAD
STREET "B"ST."A" SOUTHSTREET
"
I
"ST. "B"S T R E E T "O "
S T R E E T "B "
S T R E E T "N "
STREET "L"
STREET "J"
EASTERN URBAN CENTER
EAST
LOT GROSS LOT
AREA (AC)
NET LOT
AREA (AC)
NET PAD
AREA (AC)
TARGET
UNITS
A 9.48 8.81 8.19 380
B-1 4.61 3.71 3.17 183
B-2 3.89 3.32 2.78 136
D 11.18 10.26 8.61 407
E-1 4.59 3.77 3.20 183
E-2 4.23 3.53 3.04 168
F 8.22 7.76 6.91 136
H-1 4.73 3.69 3.14 188
H-2 5.57 4.50 3.59 226
K-1 3.68 2.86 2.40 148
K-2 3.75 2.89 2.35 152
M 3.61 2.36 1.88 80
N 3.52 2.38 1.97 57
O-1 3.62 2.69 2.27 80
O-2 3.61 2.69 2.27 80
P 3.60 2.36 2.06 80
Q 3.52 2.38 1.93 57
R-1 3.62 2.69 2.36 80
R-2 3.59 2.68 2.35 80
S-1 6.36 6.10 5.19 104
S-2 3.47 2.64 2.08 58
T 3.42 2.37 2.06 34
U-1 3.51 2.68 2.41 58
U-2 3.47 2.66 2.38 58
V 8.64 7.94 7.13 142
Y-1 3.26 2.71 2.32 54
Y-2 2.96 2.44 2.17 50
Z-1 3.65 3.31 3.01 61
Z-2 2.66 2.39 2.02 45
AA 6.83 6.41 5.95 72
BB 8.43 8.05 7.63 89
CC 7.72 7.44 7.12 128
Parcel DD 12.21 8.02 8.02 47
Parcel EE 7.10 4.70 4.70 26
Parcel FF 8.86 5.85 5.85 32
TOTALS 185.14 151.02 134.50 3,959
LOT SUMMARY
AMENDED TENTATIVE MAP
CITY OF CHULA VISTA, CALIFORNIA
OF
SHEET
REVISIONS DATE BYNO.
PREPARED BY:
KK
OS-27
1
7City Of Chula Vista, California
(C.V.T. # 09-05)
& PORTION OF PLANNING AREA 12
OTAY RANCH VILLAGE 9
OTAY RANCH - VILLAGE 9
& PORTION OF PLANNING AREA 12
LEGEND
PUBLIC UTILITIES
LEGAL DESCRIPTION
OWNER/SUBDIVIDER
GENERAL NOTES
KEY MAP
EARTHWORK/GRADING QUANTITIES
LOTTING NOTES
SOURCE OF TOPOGRAPHY
CIVIL ENGINEER
GENERAL DESIGN NOTES
LOTTING SUMMARY
PROJECT SUMMARY
LOT SUMMARY
RESIDENTIAL
PARKS/OPEN SPACE LOTTING SUMMARY
CPF/SCHOOL LOTTING SUMMARY
SINGLE FAMILY
SITEPROJEC T
N
LOT NO.GROSS LOT
AREA (SF)
1 8,643
2 6,268
3 6,601
4 5,374
5 6,083
6 5,851
7 6,054
8 7,388
9 6,784
10 7,226
11 6,046
12 7,031
13 11,623
14 9,173
15 7,579
16 7,072
17 6,135
18 9,682
19 6,772
20 5,975
21 6,604
22 6,460
23 6,516
24 6,003
25 5,809
26 5,716
27 6,078
28 7,850
29 9,750
30 8,283
31 7,699
32 7,797
33 9,161
34 8,307
35 8,293
36 8,252
37 8,259
38 8,909
39 9,013
40 9,707
41 7,093
42 12,085
43 7,638
44 5,863
45 5,415
46 6,279
47 7,044
NET SQ. FT.
(SINGLE FAMILY RES. SUBTOTAL)349,243
NET AC.
(SINGLE FAMILY RES. SUBTOTAL)8.0
DD-A 64,229
DD-B 3,752
SINGLE FAMILY
HOA OS LOT SUBTOTAL 67,981
SINGLE FAMILY INTERNAL
STREET SUBTOTAL 114,604
GROSS OVERALL
NEIGHBORHOOD
TOTAL SQ. FT.
531,828
GROSS OVERALL
NEIGHBORHOOD
TOTAL ACRES
12.21
NEIGHBORHOOD DD
LOT NO.GROSS LOT
AREA (SF)
48 10,001
49 10,313
50 8,541
51 8,491
52 7,799
53 8,210
54 8,308
55 7,588
56 9,248
57 6,682
58 5,713
59 5,867
60 6,848
61 5,726
62 6,288
63 6,476
64 7,394
65 7,446
66 7,381
67 7,588
68 7,962
69 8,219
70 10,088
71 9,136
72 8,829
73 8,592
NET SQ. FT.
(SINGLE FAMILY RES. SUBTOTAL)204,734
NET AC.
(SINGLE FAMILY RES. SUBTOTAL)4.7
EE-C 23,271
EE-D 875
EE-F 2,567
SINGLE FAMILY
HOA OS LOT SUBTOTAL 26,713
SINGLE FAMILY INTERNAL
STREET SUBTOTAL 78,004
GROSS OVERALL
NEIGHBORHOOD
TOTAL SQ. FT.
309,451
GROSS OVERALL
NEIGHBORHOOD
TOTAL ACRES
7.10
NEIGHBORHOOD EE
LOT NO.GROSS LOT
AREA (SF)
74 9,244
75 8,248
76 8,492
77 8,738
78 8,858
79 9,000
80 11,370
81 16,051
82 9,166
83 5,343
84 5,334
85 5,326
86 5,449
87 5,897
88 6,788
89 6,776
90 6,238
91 5,605
92 6,492
93 9,563
94 6,607
95 7,524
96 7,897
97 7,930
98 7,636
99 7,616
100 7,480
101 7,387
102 7,535
103 8,671
104 9,482
105 11,088
NET SQ. FT.
(SINGLE FAMILY RES. SUBTOTAL)254,831
NET AC.
(SINGLE FAMILY RES. SUBTOTAL)5.9
FF-G 1,389
FF-H 37,106
SINGLE FAMILY
HOA OS LOT SUBTOTAL 38,495
SINGLE FAMILY INTERNAL
STREET SUBTOTAL 92,496
GROSS OVERALL
NEIGHBORHOOD
TOTAL SQ. FT.
385,822
GROSS OVERALL
NEIGHBORHOOD
TOTAL ACRES
8.86
NEIGHBORHOOD FF
VICINITY MAP
WAIVERS
SF AC % OF SITE
TOTAL GROSS SITE AREA 14,072,717 323.1 --
LOT JJ
(DEDICATION AREA FOR FUTURE PORTION OF UNIVERSITY SITE)
TOTAL NET SITE AREA (EXCLUDING UNIVERSITY PORTION)11,894,067 273.1 100.0%
MAJOR ROAD RIGHT-OF-WAY 777,478 17.85 6.5%
FREEWAY RIGHT-OF-WAY 357,919 8.22 3.0%
GROSS LOT AREA 6,837,685 156.97 57.5%
GROSS PARK AREAS SUBTOTAL 1,197,483 27.49 10.1%
GROSS SCHOOL LOT AREA (G+W)862,403 19.80 7.3%
GROSS CPF LOT AREA (J+X)216,807 4.98 1.8%
REMAINING OPEN SPACE LOTS (OS-1 THRU OS-4)418,061 9.60 3.5%
SINGLE FAMILY RES NEI. DD SUBTOTAL 531,828 12.21 4.5%
SINGLE FAMILY RES NEI. EE SUBTOTAL 309,451 7.10 2.6%
SINGLE FAMILY RES NEI. FF SUBTOTAL 385,822 8.86 3.2%
PROJECT SUMMARY
2,178,650 50.0 --
LOT GROSS LOT
AREA (AC)
NET LOT
AREA (AC)
NET PAD
AREA (AC)
J 2.33 1.47 1.11
X 2.65 1.66 1.22
SUBTOTAL-CPF 4.98 3.14 2.33
LOT GROSS LOT
AREA (AC)
NET LOT
AREA (AC)
NET PAD
AREA (AC)
G 7.86 6.10 5.17
W 11.94 10.20 9.23
SUBTOTAL-SCH 19.80 16.30 14.41
CPF/SCHOOL LOT SUMMARY
C.V.T. # 09-05
AMENDED TENTATIVE MAP
AIRPORT NOTIFICATION NOTE
PARK LOT GROSS LOT
AREA (AC)
NET LOT
AREA (AC)
NET PAD
AREA (AC)
ELIGIBLE
ACRES
C 3.64 3.39 2.55 2.80
I 1.45 0.66 0.41 0.60
L 14.82 13.90 13.29 13.40
GG 2.90 2.84 -1.60
HH 1.33 1.33 1.22 1.30
II 3.35 3.35 2.70 3.30
PARK SUBTOTAL 27.49 25.47 20.17 23.00
PARK TOTALS*27.49 25.47 20.17 23.00
OS-1 2.85 ---
OS-2 3.29 ---
OS-3 2.80 ---
OS-4 0.65 ---
TOTAL OS 9.60
OVERALL OS/PARK TOTAL*37.09
PARKS/OS LOT SUMMARY
HUNSAKER& ASSOCIATES
5/26/2021 PC Agenda Page 370 of 1005
Village 3 Core
Master Precise
Plan
December 2016
Village 3 Core
Master Precise
Plan
December 2016
Adopted on December 14, 2016 by
Resolution No. MPA 16-006
Amended:
by Resolution No.
5/26/2021 PC Agenda Page 371 of 1005
Village 3 Core
Master Precise
Plan
Prepared By:
Architects Orange
144 N. Orange St.
Orange, CA 92866
Contact: Luan Hu
(714) 639-9860
Hunsaker & Associates
9707 Waples Street
San Diego, CA 92121
Contact: Ryan Martin
(858) 558-4500
Sitescapes
3190B-2 Airport Loop Drive
Costa Mesa, CA 92626
Contact: Rick Polhamus
(949) 644-9370
RH Consulting Group
Ranie@RHConsulting.com
Contact: Ranie Hunter
(619) 823-1494
Applicant / Master Developer:
HomeFed Village III, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Contact: Steve Levenson
(760) 918-8200
HomeFed Village III Master, LLC
5/26/2021 PC Agenda Page 372 of 1005
Village 3 Core Master Precise Plan
i
TABLE OF CONTENTS
I. Introduction.....................................................................................................................1
A. Background and Purpose......................................................................................3
B. Village Core Concept............................................................................................4
C. Related Documents...............................................................................................5
D. Design Review Process........................................................................................6
1. Process..................................................................................................6
2. Master Developer Review.........................................................................6
3. City of Chula Vista - Major Design Review...............................................7
4. City of Chula Vista - Minor Design Review.................................................7
5. Appeals.................................................................................................7
II. Guiding Principles..............................................................................................................9
A. Purpose/Role.................................................................................................11
B. Urban Character..................................................................................................12
C. Guiding Principles................................................................................................13
D. Village Core Components...................................................................................15
1. Village Green District...............................................................................15
2. Offi ce District............................................................................................17
3. Secondary Village District........................................................................18
E. Master Precise Plan Illustration.........................................................................19
F. Site Plan and Architectural Review...................................................................19
III. Site Plan Elements...........................................................................................................23
A. Village Green District...........................................................................................25
B. Offi ce District.......................................................................................................30
C. Secondary Village District...................................................................................32
IV. Site Design Guidelines...................................................................................................39
A. Village Green District...........................................................................................42
1. Building Design & Siting...........................................................................42
2. Pedestrian / Bicycle / Vehicle Access....................................................43
B. Offi ce District......................................................................................................48
1. Building Design & Siting........................................................................48
2. Pedestrian / Bicycle / Vehicle .................................................................49
C. Secondary Village District...................................................................................51
1. Building Design & Siting.........................................................................51
2. Pedestrian / Bicycle / Vehicle ............................................................52
D. General Village Core Area Requirements......................................................58
1. Architecture......................................................................................58
2. Landscape Architecture...........................................................................65
E. Lighting / Signage / Street Furnishings................................................................76
1. Lighting..............................................................................................76
2. Signage.............................................................................................83
3. Street Furnishings....................................................................................94
Table of Contents
5/26/2021 PC Agenda Page 373 of 1005
Village 3 Core Master Precise Plan
ii
EXHIBIT LIST
Exhibit 1 Vicinity Map.................................................................................................3
Exhibit 2 Village 3 Land Use Plan.............................................................................4
Exhibit 3 Village Core 10 Minute Walk......................................................................12
Exhibit 4 Design Districts..........................................................................................14
Exhibit 5 Village 3 Core Master Precise Plan Illustration...........................................21
Exhibit 6 Mandatory Site Plan Elements: Village Green District.........................26
Exhibit 7 Mandatory Site Plan Elements: Offi ce District........................................31
Exhibit 8 Mandatory Site Plan Elements: Secondary Village District.................34
Exhibit 9 Conceptual Site Plan Elements: Secondary Village District...................37
Exhibit 10 Avenida Escaya Amenities.........................................................................45
Exhibit 11 Village Green District Building Setbacks.............................................46
Exhibit 12 Offi ce District Building Setbacks...........................................................50
Exhibit 13 Secondary Village District Setbacks......................................................53
Exhibit 14 Parking Orchard Concept..........................................................................55
Exhibit 15 Core Pedestrian/Bicycle Circulation.........................................................56
Exhibit 16 Vehicular Access.......................................................................................57
Exhibit 17 Theme Wall...............................................................................................72
Exhibit 18 Lighting Plan..............................................................................................82
Exhibit 19 Village Core Street Amenities..................................................................95
Exhibit 20 Village Core Building Materials and Finishes............................................96
Table of Contents
V. Design Review Checklists...............................................................................................99
1. Mixed-Use Area 1...........................................................................................102
2. Mixed-Use Area 2 / CPF-1..................................................................................104
3. Offi ce Sites O-1 and O-2......................................................................................106
4. Residential Site R-13.........................................................................................108
5. Residential Site R-14 / 15...................................................................................110
6. Residential Site R-16..........................................................................................112
7. Residential Site R-17.........................................................................................114
8. School Site S-1...................................................................................................116
9. Park Site P-1.......................................................................................................118
10. Community Purpose Facility (CPF-3)..................................................................120
VI. Village 3 Core Master Precise Plan Amendment (R-19) ......................................................121
5/26/2021 PC Agenda Page 374 of 1005
1
Village 3 Core Master Precise Plan
I.Introduction
5/26/2021 PC Agenda Page 375 of 1005
2
5/26/2021 PC Agenda Page 376 of 1005
3
I. IntroducƟ on
I. INTRODUCTION
A. BACKGROUND AND PURPOSE
HomeFed Village III, LLC (or its assignee) is the Master Developer of the Village 3 Core, a com-
ponent of the Otay Ranch Village 3 North and a Portion of Village 4 Sectional Planning Area
(“Village 3 SPA Plan”), which is also subject to the Otay Ranch Village 3 North and a Portion of
Village 4 Planned Community District Regulations (“Village 3 PC District Regulations”). It has
been envisioned as one of several urban, pedestrian-oriented areas designed within a “village”
context, where core activities are centrally located in the community. The “village,” an essential
building block of the Otay Ranch project, is vital to its success as a planned community and is
intended to foster a premier quality of life for Otay Ranch residents and their neighbors.
This Master Precise Plan (“MPP”) is required by the Village 3 SPA Plan and provides the en-
titlement bridge linking the approved policies and land use designations of the SPA Plan with
subsequent project-level approvals within the Village 3 North precise planning area. It serves as
a framework document by which future “Individual Precise Plans” will be evaluated for compli-
ance with the approved Master Precise Plan concepts, which encompass site planning, access,
architecture, landscape architecture, signage and lighting guidelines. This Master Precise Plan
is consistent with and must also implement the requirements of the Fire Protection Plan for Uni-
versity Villages - Village 3 and a portion of Village 4, and Village 3 North and a Portion of Village
4 Preserve Edge Plan.
EXHIBIT 1 - VICINITY MAP
Village 3 Core Master Precise Plan
See Chapter VI: Village 3 Core
Master Precise Plan Amendment
Exhibit 21.
and subsequent amendments.
HomeFed Village III Master, LLC (or its assignee is the Master Developer of the Village 3 Core, a com-
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Village 3 Core Master Precise Plan
4
B. VILLAGE CORE CONCEPT
The “village” concept was fi rst approved by the City of Chula Vista in
October of 1993, with the approval of the Otay Ranch General De-
velopment Plan (GDP/SRP). This concept was further developed in
the Otay Ranch Overall Design Plan approved by the City of Chula
Vista in June of 1996. Village specifi c guidelines are contained in the
Village 3 North Design Plan.
The “village” concept serves as the basic building block in organizing
land uses within Otay Ranch, whereby villages are separated into
two basic components: a core of more intense land uses, known as
the Village Core, and surrounding residential use areas, known as
the Secondary Area. The Village 3 Core, located in the central por-
tion of the planning area and the subject of this Master Precise Plan,
is organized within three design districts: a Village Green District, an
Offi ce District and a Secondary Village District.
The Village 3 Core is the commercial and social activity center of the
village, and it is comprised of a variety of land uses and development
intensities.
I. IntroducƟ on
EXHIBIT 2 - VILLAGE 3 LAND USE PLAN
See Chapter VI: Village 3 Core Master Precise
Plan Amendment Exhibit 22.
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Village 3 Core Master Precise Plan
5
C. RELATED DOCUMENTS
The GDP-defi ned “village” core is guided by several documents
which provide increasing levels of detail for implementing the goals,
objectives and policies established by the Otay Ranch GDP, Overall
Design Plan, and subsequent Village 3 SPA and Design Plan. The
Otay Ranch GDP and Overall Design Plan provide community-wide
land use designations, policies and design guidance. The Village
3 North Design Plan, on the other hand, addresses the design is-
sues particular to Village 3 and further refi nes the village identity
and character by addressing design issues that are site specifi c and
related to land use, circulation, landscape and architecture.
This Master Precise Plan is a component of the Village 3 implemen-
tation package which includes the SPA Plan, PC District Regula-
tions, Village 3 North Design Plan, Public Facilities Finance Plan;
Parks, Recreation, Open Space and Trails Master Plan; and other
documents. Together, these documents guide development pro-
posed for Village 3 and provide a village-specifi c design framework
that bridges the gap between the Otay Ranch GDP and individual
precise plans.
I. IntroducƟ on
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Village 3 Core Master Precise Plan
6
D. DESIGN REVIEW
The design review process for the Village 3 Core involves a two-part, integrated
procedure: design review and approval by the Master Developer, and Design Re-
view and approval by the City of Chula Vista. The emphasis of this document is
on City review of Design Review submittals following the adoption of this Master
Precise Plan.
1. Process
Formal design review processes have been established in the Village 3
PC District Regulations to ensure all development within Otay Ranch is
consistent with City of Chula Vista policies and development standards,
Otay Ranch GDP Overall Design Plan, Village 3 North Design Plan and
PC District Regulations. The process requires preparation of site, land-
scape and architectural plans that will be reviewed and approved by the
Master Developer, City of Chula Vista Director of Development Services
and/or City of Chula Vista Planning Commission, depending on the type of
proposed project. The various review processes are described in greater
detail in Chapter X, Implementation & Administration of the Village 3 PC
District Regulations.
2. Master Developer Review
The Village 3 infrastructure and building lots will be developed by the
Master Developer. Most of the elements described in Section II of this
document, including landform grading, village entries and streets will be
implemented by the Master Developer. The development of commercial,
offi ce and community-serving uses, multifamily and single family residen-
tial neighborhoods will be by Merchant Builders and/or builder(s) affi liated
with the Master Developer. A design review process has been created to
facilitate development within the unique village planning concepts of the
Otay Ranch planned community.
The design review process includes two integrated procedures: prelimi-
nary design review by the Master Developer and review and approval by
the City of Chula Vista. The process requires the Merchant Builder to
I. IntroducƟ on
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Village 3 Core Master Precise Plan
7
formulate the design for their parcel and complete review with the Master
Developer prior to formal application and review by the City. The review
requirements of the Master Developer are intended to ensure that the
builder’s intended product and designs meet the standards and criteria
for the entire planned community. The Merchant Builder’s design submit-
tal package will consist of preliminary site, landscape and architectural
plans. Following review of the Merchant Builder’s schematic design, a
continuing exchange of information between the Master Developer and
the Merchant Builder will be expected as the design is fi nalized and the
City’s review process begins. A copy of fi nal, approved plans shall be
provided to the Master Developer.
3. City of Chula Vista - Major Design Review
All proposals for attached residential products within the RM-1 and RM-2
zone designations and all proposals for non-residential land uses (ex-
cept public parks and private recreation areas), are subject to the Ma-
jor Design Review process as described in CVMC Sections 19.14.570
(through 19.14.600). The Planning Commission shall review plans as
required by the Village 3 PC District Regulations, Chapter X, Implemen-
tation & Administration. Findings shall be based on the City’s Design
Manuals, the Village 3 North Design Plan and this Master Precise Plan.
4. City of Chula Vista - Minor Design Review
The Development Services Director is authorized to approve applications
as provided in CVMC Section 19.14.030 and described in greater detail
in the Village 3 PC District Regulations, Chapter X, Implementation & Ad-
ministration. The Minor Design Review process shall be used for the sin-
gle family detached units on lots served by courtyards in the RM-1 zone.
5. Appeals
An appeal to the City Council on a decision of the Planning Commission
may be fi led as provided for in Section 19.14.588 of the CVMC.
I. IntroducƟ on
See Chapter VI, Section C.i: Village 3 Core
Master Precise Plan Amendment Unit
thresholds added.
See Chapter VI, Section C.ii: Village 3 Core Master
Precise Plan Amendment Unit thresholds added.
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8
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Village 3 Core Master Precise Plan
99
Village 3 Core Master Precise Plan
II. Guiding Principles
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10
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Village 3 Core Master Precise Plan
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II. Guiding Principles
II. GUIDING PRINCIPLES
A. PURPOSE / ROLE
The Master Precise Plan provides design direction and establishes a detailed
framework for the following:
• Building Design & Siting - Locations of proposed structures.
• Pedestrian, Bicycle & Vehicle Access - Identifi cation of pedestrian, bike and
vehicle access and circulation for all planning areas within the Village Core.
• Urban Character & Architecture - Identifi cation of architectural style and key
urban elements.
• Lighting, Signage & Street Furnishings - Specifi cations for lighting fi xtures, sig-
nage and street furnishings.
The MPP establishes parameters within which design solutions can be developed
for the Village Core area, ensuring that overall community design objectives are
met.
Specifi c mandatory criteria are established for features, elements and/or items
deemed essential to establishing a unifying design theme for the Village Core and
for achieving the Village’s intended character and land use mix.
General design recommendations are provided to promote a well-designed and
functional project, while allowing for individual project expression within the frame-
work of the Village 3 Design and Master Precise Plans.
In addition to providing site developers and designers with a framework plan as a
basis for their projects, the Master Precise Plan and subsequent Individual Precise
Plans, serve as important tools for reviewing and evaluating schematic, preliminary
and fi nal plans for individual projects. This document does not provide precise
design solutions but merely establishes guidelines to insure that, over time, the
Village Core is developed as a cohesive, integrated community. Revisions to indi-
vidual site plans may occur during fi nal engineering and design, and will not require
revisions to this MPP. The MPP must be approved and adopted prior to the issu-
ance of building permits for the fi rst multifamily or mixed-use development within
the Village Core area.
Clarifi cation of ambiguities of the provisions of the Village 3 Core Master Precise
Plan is at the sole discretion of the Director of Development Services.
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Village 3 Core Master Precise Plan
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B. URBAN CHARACTER
The historical agrarian use of the land within Otay Ranch is the inspiration for the
theme and character of Village 3 North. An eclectic approach to community the-
matic architecture captures Transitional Spanish, Farmhouse and Ranch styles.
These architectural styles are fresh and reinterpreted in a more contemporary way.
Simple forms with an earthy palette comprised of colored stucco, stone, clay tile
and wood accents establish this architectural theme. The landscape design will
also evoke Otay Ranch’s agrarian past with canopy trees, groves, citrus trees,
ornamental grasses, raised wood and stone planters arranged in a less formal
design.
The defi ning agrarian architectural features are particularly applicable to the pe-
destrian and multi-modal transportation design of the Village 3 North Village Core.
The “Main Street” will be designed with arcades and outdoor seating and gathering
spaces. Design elements may include awnings, trellises and a variety of street
trees to defi ne and highlight the created spaces. In addition to trees, the landscap-
ing may include planting areas with a variety of colorful shrubs, groundcover and
vines, as well as potted and hanging accent plants. Architecture in the Village
Core mixed use commercial/residential area will allow for variety but maintains a
strong basis in Farmhouse and Ranch architecture. The agrarian design theme
will extend to village-serving buildings such as elementary school and recreational
facilities.
II. Guiding Principles
EXHIBIT 3 - VILLAGE CORE 10 MINUTE WALK PLAN
See Chapter VI: Village 3 Core
Master Precise Plan Amendment
Exhibit 23.
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Village 3 Core Master Precise Plan
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C. GUIDING PRINCIPLES
The Village 3 Core is a mixed-use area with related land uses confi gured in a
pedestrian-friendly environment. It is the commercial, social and community focal
point for the village. The following summarizes the guiding principles and compo-
nents established for the Village Core.
1. The Village Core mix and intensity of residential, retail, offi ce, park and public
uses, all within a 10-minute walking distance of each other, should be designed
to encourage non-vehicular modes of transportation, providing convenient ac-
cess for residents, visitors and employees alike.
2.The Village Core should contain both active and passive uses that consider the
needs of children, adolescents, young adults, couples and the elderly, that are
interwoven with work, shopping and the residential areas.
3.The arrangement of uses within the Village Core should be responsive to mar-
ket viability and phasing considerations. Uses that can be economically de-
veloped early in the development program should be arranged to allow for a
logical progression of development within the Core over time.
4. The Village Core shall contain clearly defi ned architectural gateways and focal
elements to provide orientation within the village for visitors and residents alike.
5.Implement sustainable community strategies that include water and energy
conservation measures and alternative transportation opportunities. Promote
healthy lifestyles by providing active and passive recreation facilities within
walking distance of every home. Provide a convenient, safe and pleasant pe-
destrian network with connections throughout the village that encourages walk-
ing and biking and discourages auto use for local trips. Utilize sustainable
building materials wherever possible. The project must comply with the current
California Green Building Standards Code and the California Building Energy
Effi ciency Standards.
6.The design criteria in the Village 3 North Design Plan shall be applied in the
design of each development parcel.
II. Guiding Principles
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14 Exhibit 4Design DistrictsSee Amendment Exhibit 24.
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Village 3 Core Master Precise Plan
15
D. VILLAGE CORE COMPONENTS
The Village 3 Core consists of three (3) Design Districts grouped according to their
function within the Village Core. The three (3) Design Districts include (See Exhibit
4 - Village 3 Core Design Districts):
• Village Green District
• Offi ce District
• Secondary Village District
The primary focus of this document is on the Village Green District, as it contains
the greatest intensity and diversity of uses. However, its relationship to the sur-
rounding offi ce and residential areas (Offi ce District and Secondary Village Dis-
trict) is important and also addressed within this document. The residential guide-
lines contained in the Village 3 North Design Plan shall be applied to the design of
these residential parcels within and outside of the Village Core.
1. VILLAGE GREEN DISTRICT
The Village Green District (see Exhibit 4, Design Districts) is comprised of
street-level, commercial storefront uses with diagonal parking in front and
residences above, in a mixed-use “main street” confi guration. The District
is punctuated by a primary village entry consisting of special architectural
character elements which serve as a gateway to the Village Core. A wide,
landscaped median within Avenida Escaya functions as a “Village Green”
open space amenity, creating a sense of identity for the village and a gath-
ering space for the community. The Village Green is fl anked by a village
“Main Street” (Avenida Escaya), which captures the ethos of the agrarian
approach with planters, seating and a variety of plant material. A series of
outdoor plazas along the main street will be crafted for outdoor dining and/
or social gatherings. Varied building setbacks, a strongly defi ned retail base,
plazas and seating areas defi ne the “Main Street” character and create a
pedestrian-oriented urban shopping experience. Broad sidewalks (Village
Pathway) with street trees, planting pockets, seat walls, street furnishings,
paving enhancements, and agrarian-inspired plantings and architecture re-
fl ect the pedestrian design and urban character of the village.
II. Guiding Principles
two (2)
^^two (2)
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The Village Green District offers a clean, contemporary Transi-
tional Farmhouse and Ranch style. Mixed-use buildings along
Avenida Escaya should maintain a strong, urban retail base which
helps defi ne the Village Pathways at the ground level. Buildings
may feature simple geometries, a textured materials palette and
the judicious use of ornamentation and trimwork. A contemporary
materials palette, including metal details, standing seam roofs,
may be incorporated with traditional features, such as stucco,
masonry, awnings and trellises.
Landmark architecture provides pedestrian orientation and articu-
lation for the “main street” streetscape. Landmark architecture is
more prominent than the surrounding architecture and may in-
clude, but is not limited to, vertical architectural elements, such
as two or three-story round or square towers, elaborated chim-
ney tops, one and two-story covered porches, open and roofed
balconies with wood or iron railing, arcaded wing walls and re-
vival dormers and parapets. Landmark architecture may include
enhanced facade materials, details and fi nishes at appropriate
locations. Secondary landmark architecture may include, but is
not limited to, pedestrian-scale architectural and landscape ele-
ments, which may include fountains, seating areas, pilaster en-
try features, small outdoor plazas, special lighting and enhanced
paving and landscape materials.
The “main street” design shall recognize the desire to create “win-
dows” to storefronts, but not at the expense of a unifi ed and con-
sistent landscape with amenities along the street. Planting areas
will be clustered together in ‘island or nodes’ to create a few larger
planter areas instead of a large amount of small planter areas.
The design concept is to place canopy street trees and pedestri-
an scale trees along walks with understory accent shrubs. These
planter areas will feature hardscape elements/wall and site ame-
nity furniture for pedestrians as a place to rest.
II. Guiding Principles
Village green district
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Village 3 Core Master Precise Plan
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Skyline trees or palm trees will be located within tree wells
along the Village Pathway between parking and building
fronts to add another height level to the streetscape. These
palm trees will be placed to frame the street-facing win-
dows/storefronts. Additional planters may be used between
the Village Pathway and buildings to create ‘bistro or gath-
ering’ areas for the shops/restaurants and to address grade
changes.
2. OFFICE DISTRICT
The Offi ce District (see Exhibit 4, Design Districts) will take
on the character of a cutting-edge, contemporary business
setting with the aim of keeping abreast of the pace and cul-
ture of business. Forward-thinking, distinctiveness and ef-
fi ciency best describe this district. Priority should be given
to crafting an entry sequence and plaza which creates a
sense of arrival and place. A secondary landscaped plaza
may provide outdoor spaces and seating areas for the use
of employees and staff throughout the day. Offi ce buildings
and landscape architecture may include subtle references
to agrarian styles in form or detailing, but this is not required.
Reciprocal ingress and egress, circulation and parking ar-
rangements shall be required to facilitate vehicular move-
ment between adjoining parcels. Parking areas should be
oriented away from public areas and screened from adja-
cent residential neighborhoods. Development within the dis-
trict must comply with the Village 3 PC District Regulations.
Office District
II. Guiding Principles
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18
II. Guiding Principles
3. SECONDARY VILLAGE DISTRICT
The Secondary Village District (see Exhibit 4, Design Districts)
consists of higher density multifamily residential areas located
east and west of the Village Green District. This district con-
sists of pedestrian-friendly corridors along Village Pathway
and Promenade Trails, landscaped parkways and paving en-
hancements. The design detailing for the streetscapes will be
complementary to the other districts, however, the agrarian-
inspired landscape and architecture will provide the cohesive
thread that links the districts together.
Architecturally, the Secondary Village District will include an
eclectic mix of multi-family confi gurations in Spanish, Ranch
and Farmhouse styles.
Secondary village district
Refer to Amendment Exhibit 24 and
Secondary Village Exhibit.
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Village 3 Core Master Precise Plan
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E. MASTER PRECISE PLAN ILLUSTRATION
The Master Precise Plan Illustration, Exhibit 5, graphically depicts a generalized
design solution for the Village 3 Core and conceptually illustrates the overall land
use, diversity, and building/parking/open space/pedestrian relationships within the
Village 3 Core and adjoining areas. Annotations are included to identify the im-
portant elements, many of which are mandatory. Because of the diversity of uses
within the Village 3 Core and the importance of unifying themes and designs imple-
mented over an extended development period, the Master Precise Plan Illustration
described in this section is utilized to ensure overall project consistency.
F. SITE PLAN AND ARCHITECTURAL REVIEW
Site plans and architecture for the Village 3 Core must be generally consistent with
the Master Precise Plan Illustration and the site-specifi c design criteria contained
in this document. While projects will be evaluated for consistency with this docu-
ment,fi ndings of consistency need not be made based on identical appearance
with the Master Precise Plan Illustration, but on compatibility with the character
and intent of the plan. Revisions to individual site plans may occur during fi nal
engineering and design.
Site plans and architectural drawings shall be reviewed for consistency with the
guidelines contained in the Village 3 North Design Plan and this document. Site
plan and architectural drawings shall be consistent with the Master Precise Plan
Illustration in the following areas:
• Access and circulation patterns, both vehicular and non-vehicular (including
parking)
• Major landscape, hardscape, signage, color and material themes
• Complementary architectural design, building scale, and orientation
• Design Plan Elements / Site Design Guidelines in Chapter IV.
II. Guiding Principles
5/26/2021 PC Agenda Page 393 of 1005
20
5/26/2021 PC Agenda Page 394 of 1005
21Exhibit 5Village 3 Core Master Precise Plan IllustrationSee Amendment Exhibit 25.
5/26/2021 PC Agenda Page 395 of 1005
22
5/26/2021 PC Agenda Page 396 of 1005
23
Village 3 Core Master Precise Plan
III. Site Plan Elements
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24
5/26/2021 PC Agenda Page 398 of 1005
Village 3 Core Master Precise Plan
25
III. SITE PLAN ELEMENTS
Certain site plan elements are required to implement community design themes or functions
within the Village 3 Core. The mandatory site plan elements are listed below, by district, and are
graphically depicted on the Mandatory Site Plan Elements exhibits that follow as Exhibits 3, 4
and 5 (specifi c or preferred locations as noted). There are also conceptual site plan elements
within the Secondary Village District described below.
A. VILLAGE GREEN DISTRICT
The Village Green District is composed of the MU-1, MU-2 and CPF-1 parcels, and shall include
the Mandatory Site Elements depicted on Exhibit 6. This district contains the commercial/retail
uses intended to serve Village 3, as well as surrounding villages. The Village Green District shall:
• Implement the pedestrian-oriented “main street” concept per the Village 3 North Design Plan
guidelines. The “main street” along Avenida Escaya shall provide a strong and well-defi ned
pedestrian connection along the north-south axis of the district (a Village Pathway), includ-
ing a mid-block crosswalk located at the driveway entrances to the MU-1 and MU-2 parcels.
• Utilize formal landscape and hardscape schemes. The Village Pathway should de-
fi ne the pedestrian corridors and allow groups to comfortably pass each other. Fre-
quent opportunities to sit, relax and observe should be provided with the inclu-
sion of benches, steps, planters and low walls integrated along the pedestrian walk.
• Pedestrian scaled lighting shall be implemented adjacent to the Village Pathway.
• Encourage the inclusion of pedestrian plazas for outdoor dining, social gatherings and relax-
ation within the Village Green District. Plazas may fl ank mixed-use buildings along the Vil-
lage Pathway, and shall be well defi ned, utilizing a textured hard surface or paving accents
which create interesting patterns to identify the plazas as focal areas. Site furnishings, which
may include tables and chairs, bike racks, trash and recycling receptacles, raised planters,
seating walls and other decorative landscape elements are highly encouraged to create an
environment conducive to public interaction.
• Locate mixed-use/commercial building entrances along the street edge and closely space
retail uses to increase articulation and interest along the pedestrian walk. Storefronts should
incorporate display windows to create interest and encourage window shopping. Uses not
conducive to such exposure should be located away from the street-level shopping corridor.
Storefront window tinting is prohibited in the Village Green District.
III. Mandatory Site Plan Elements
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26
Exhibit 6
Mandatory Site Plan Elements
Village Green District
5/26/2021 PC Agenda Page 400 of 1005
27
Exhibit 6 continued
Mandatory Site Plan Elements
Avenida Escaya
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Village 3 Core Master Precise Plan
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Village 3 Core Master Precise Plan
• Face primary pedestrian entries to retail spaces toward the public street to improve
the streetscene.
• Provide a Village Green to establish village identity and provide an open, recre-
ational gathering space for Village 3 residents and visitors. The Village Green shall
include enhanced landscaping and serve as public space for community gather-
ings, recreation and relaxation. The area shall be maintained by either the Master
HOA or Business Association.
• Site a landmark Community Purpose Facility (CPF) building in a visually prominent
location within the Village Green District. The use of the CPF shall be compatible
with surrounding uses and fulfi ll an immediate community need. Uses shall be con-
sistent with the Village 3 PC District Regulations.
• Provide buildings with “landmark” qualities to establish identity and orient users.
Architectural/building focal points shall be provided at the corner of Heritage Road
and Avenida Escaya at the northern entrance of the Village Green District, as well
as at the corner of Avenida Escaya and Camino Aldea at the southern entrance of
the Village Green District.
• Apply enhanced architectural elevations to buildings along the Village Pathway.
• Locate a gateway monument at the northern entrance of the Village Green District
along Heritage Road and Avenida Escaya, to create a defi ned entry and arrival
point for visitors entering the Village 3 Core.
III. Mandatory Site Plan Elements
Mixed-Use Rendering
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29
III. Mandatory Site Plan Elements
Village 3 Core Master Precise Plan
• Locate secondary landmark elements within the Village Green to enhance
the visibility and identity of this focal community gathering space within the
Village Green District. Secondary landmark elements may include fountains,
seating areas, enhanced landscaping, architectural elements, etc. Second-
ary landmark elements are conceptually located on Exhibit 6; however, the
exact location will be determined during fi nal design review.
• Provide parallel and angled parking along Avenida Escaya to support com-
mercial activities and provide visitors with convenient and effi cient access to
retail venues.
• Orient loading and service areas associated with commercial/mixed-use
buildings away from adjacent residential uses wherever possible.
• Provide non-vehicular circulation connections to the Offi ce District, Second-
ary Village District and the remainder of Village 3, such as sidewalks and
bicycle lanes.
Community Purpose Facility Building
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B. OFFICE DISTRICT
The Offi ce District is comprised of the O-1 and O-2 parcels and shall include the Manda-
tory Site Elements depicted on Exhibit 6. The Offi ce District shall:
• Provide high-quality, safe and secure working environments to promote employment
opportunities defi ned in the Village 3 PC District Regulations.
• Orient offi ce building along the Secondary Village Entry Street.
• Encourage pedestrian access to offi ce uses via Heritage Road and Paseo Cultura.
• Create a distinctive entry sequence and arrival plaza.
• Provide plaza area(s) with innovative landscaping and outdoor seating for the use of
tenants and offi ce workers.
• Provide suffi cient open space around offi ce structures to minimize the impact of noise,
light intrusion, traffi c and other infl uences of business parks.
• Provide bicycle storage, shower and changing facilities, per Village 3 PC Regulations
Chapter V, Section N.
• Provide landscaped parking areas with shade trees and designated preferred parking
for electric and clean air vehicles. Provide enhanced pedestrian corridors whenever
feasible.
• Screen parking lots from adjacent residential neighborhoods through the use of berm-
ing and/or landscaping.
• Minimize traffi c congestion by appropriately sizing buildings and planning parking,
ingress and egress routes for maximum effi ciency.
• Site and design buildings to minimize energy consumption, and to produce zero emis-
sions of air contaminants.
• Comply with Chapter V of the Village 3 PC
District Regulations.
• Locate parking lots away from the Secondary
Village entry street.
• Provide a passive recreation area at the
perimeter of the O-2 site adjacent to the
Preserve.
III. Mandatory Site Plan Elements
5/26/2021 PC Agenda Page 404 of 1005
Exhibit 7
Mandatory Site Plan Elements
Office District
31
5/26/2021 PC Agenda Page 405 of 1005
32
Village 3 Core Master Precise Plan
C. SECONDARY VILLAGE DISTRICT
1. Mandatory Site Plan Elements
The Secondary Village District is comprised of residential
parcels R-13, R-14, R-15, R-16 and R-17. The residential
parcels must include the Mandatory Site Plan Elements de-
picted in Exhibit 8. The Secondary Village District shall:
• Present multi-family residential with enhanced, well-ar-
ticulated architectural elevations when oriented toward
and/or visible from public streets.
• Where front door access to public or private streets is
not feasible, provide a pedestrian oriented feature, such
as a gate, trellis, arch, enhanced walls etc., to create
an enhanced pedestrian entryway with direct access to
streets.
• Provide a variety of roof forms, building elements and
offsets to avoid monotony.
• Orient building and unit entries toward pedestrian walk-
ways.
• Provide private open space as required by the Village 3
PC District Regulations.
• Design all auxiliary uses, such as carports, mailboxes
and trash enclosures to complement the architectural
style of the development.
• Load garages from alleys or within parking courts, wher-
ever possible.
• Provide landscape buffers to screen parking areas from
view for residences as well as between multi-family and
single-family uses.
III. Mandatory Site Plan Elements
Refer to Chapter VI,
Section 3.A for R-19.
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Village 3 Core Master Precise Plan
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• Locate secondary landmark elements at the neighborhood entrances along
Camino Aldea and Corte Nueva. Each development shall provide a well-artic-
ulated, identifi able pedestrian entry oriented toward the village street such as,
monument walls with enhanced landscaping and lighting.
• Provide non-vehicular circulation connections between adjacent multi-family
neighborhoods, the Village Green and Offi ce Districts.
III. Mandatory Site Plan Elements
and^5/26/2021 PC Agenda Page 407 of 1005
34
Exhibit 8
Mandatory Site Plan Elements
Secondary Village District
5/26/2021 PC Agenda Page 408 of 1005
35
Exhibit 8 continued
Mandatory Site Plan Elements
Secondary Village District
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Village 3 Core Master Precise PlanVillage 3 Core Master Precise Plan
2. Conceptual Site Plan Elements
The P-1 Public Park is included within this Master Precise Plan to provide context
and the location of pedestrian and vehicular connections between this important
public area and the adjacent mixed use area. Final park design shall be deter-
mined during the City’s Park Master Plan process. See Exhibit 9, Conceptual Site
Plan Element.
The CPF-3 parcel is a private recreation facility within the Village Core. The design
presented within this Master Precise Plan is conceptual. Final design is subject to
Administrative approval per the Village 3 PC Regulations, Chapter III Residential
Districts. See Exhibit 9, Conceptual Elements.
The site designated for an elementary school is included in this Master Precise
Plan for reference only. Site planning and school facility architectural design are
subject to the Chula Vista Elementary School District and California Division of
State Architect’s Approval. See Exhibit 9, Conceptual Site Plan Element.
36
III. Mandatory Site Plan Elements
5/26/2021 PC Agenda Page 410 of 1005
37Exhibit 9Conceptual site plan elementsSecondary Village District5/26/2021 PC Agenda Page 411 of 1005
38
5/26/2021 PC Agenda Page 412 of 1005
39
Village 3 Core Master Precise Plan
IV. Site Design Guidelines
5/26/2021 PC Agenda Page 413 of 1005
40
5/26/2021 PC Agenda Page 414 of 1005
Village 3 Core Master Precise Plan
41
IV. Site Design Guidelines
IV. SITE DESIGN GUIDELINES
The preceding chapters identifi ed the Village 3 Core, described the Design Review processes
and presented an overview of the Design Districts and Master Precise Plan. This chapter
provides additional detailed guidelines for the three (3) design districts in the Village 3 Core.
Projects will be evaluated for consistency with the following design elements:
1) Building Design & Siting
2) Pedestrian, Bicycle, Vehicular & Transit Access
3) Urban Character, Architecture & Landscape Architecture
Projects must also demonstrate consistency with Exhibits 3, 4 & 5 (Mandatory Site Plan Ele-
ments), Exhibit 12 (Core Pedestrian Circulation) and Exhibit 13 (Vehicular Access). These
exhibits must be consulted to determine vehicular and pedestrian access requirements, as
well as required site plan elements for Village Core neighborhoods.
The following sub-sections provide an overview of each design district, followed by a discus-
sion of the guidelines and required/desired responses to be addressed in each Design Re-
view application.
^two (2)
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42
Village 3 Core Master Precise Plan
A. VILLAGE GREEN DISTRICT
The Village Green District includes the commercial / mixed-use development sites
fronting a formally designed Village Green in the median of Avenida Escaya. The
Village Green, in conjunction with special architectural elements, serves as a focal
point and reinforces the pedestrian design of the village. This is the most structured
and urban area within the Core and has a strong pedestrian orientation. With limited
vehicle speeds and diagonal and parallel retail parking, this district will function as a
traditional “main street,” fronted by pedestrian-scaled storefronts and shops linked by
wide Village Pathways, planters and street furnishings (Exhibit 9), with coordinated
architecture and signage. Subordinated vehicle activity and a pedestrian-friendly ur-
ban environment defi ne the character of the streetscape.
1. BUILDING DESIGN AND SITING
These guidelines should be applied most stringently to the buildings fronting Avenida
Escaya, due to the high level of visibility of these edge conditions. Special attention
shall also be given to buildings visible from Heritage Road, Camino Aldea and Paseo
Cultura, where initial impressions of the Village Core will be established. Less visible
edges are given less attention, as they are less critical to the overall concept. Con-
sequently, the application of these guidelines should consider the range of building
exposures. It is likely that a variety of character/orientation solutions will be incorpo-
rated into the design plan.
The following guidelines apply to building design and siting within the Village Green
District:
• Multiple story buildings (up to 3 stories - may be taller for architectural features
subject to Design Review) with a strong retail base articulated at street level.
Residential uses above the retail are permitted and encouraged.
• Buildings fronting Avenida Escaya shall be set as close to the street as possible
to encourage interaction between building activities and passersby, enhancing
the urban character of the area.
• Building clusters shall utilize plazas as focal points.
• Each project shall comply with California Building Energy Effi ciency Standards
with regard to solar orientation and electric vehicle charging stations.
IV. Site Design Guidelines
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43
• Building corners shall be well-defi ned with vertical elements, to help defi ne public
spaces and improve orientation within this district.
• Primary building entrances shall be located on the Avenida Escaya edge, overlooking
the Village Green, and shall be closely spaced with varying depths to increase articu-
lation and interest. Design emphasis on the entries improves the street scene and
helps distinguish individual shops in a multi-tenant building.
• Storefronts shall incorporate display windows to create interest and encourage win-
dow shopping along the pedestrian walk. Display windows increase visibility into
shops during the daylight hours and enhance the pedestrian experience at night by
increasing lighting along the storefronts. Uses which are not conducive to such expo-
sure shall not be located along Avenida Escaya.
• A minimum of 50% (or as determined during the Design Review process) of the store-
front shall be comprised of glazing.
• Each project use shall provide a well-articulated, identifi able entry from the street/
walkway to buildings for both the pedestrian and vehicle. Project entries and connec-
tions to and into buildings shall be enhanced with landscaping, hardscape detail and
architectural accents.
• Canopies and roof overhangs may project a maximum of fi ve (5) feet into the right-of-
way and/or be set back fi ve (5) feet from the right-of-way in an amount not to exceed
thirty (30) percent of the building length as measured along the right-of-way. These
projections shall maintain a minimum of eight (8) feet in clearance as measured from
the sidewalk to the bottom of the structure.
2. PEDESTRIAN & VEHICULAR ACCESS
• Vehicle access shall be clearly subordinated to pedestrian access in this area. Single
back door access to the building’s rear shall be allowed for each tenant space. In
addition to the diagonal and parallel parking along Avenida Escaya, parking shall be
located behind buildings fronting the Avenida Escaya edges on these parcels.
• All service and loading areas shall be accessed from an alley or rear parking area. No
loading shall occur on the street or pedestrian oriented sides of a building. No garage
type loading doors shall be located on a building facade directly facing a public street.
IV. Site Design Guidelines
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• Parking areas, walkways and courtyards shall be designed at a
human scale. Special paving, lighting, signage and landscap-
ing shall be utilized to promote pedestrian movement and re-
duce the impersonal expansiveness of large spaces.
• The Village Pathway along Avenida Escaya in front of commer-
cial and retail use areas shall function as multi-use pathway
allowing for comfortable shared pedestrian circulation, while
consistently maintaining the 10’ wide Village Pathway without
permanent obstructions. There shall be 6’ clear of any obstruc-
tions maintained along the Village Pathway. Frequent oppor-
tunities to sit, relax and observe shall be provided with the in-
clusion of benches, steps, planters and short walls with and
adjacent to these corridors.
• Pedestrian routes to the Village Green and secondary plazas
shall be maximized.
• Pedestrian routes along the Village Pathway shall provide con-
venient access to the planned future transit stops on Heritage
Road. The architecture of these stops shall be consistent with
the remaining district.
• Where uses have predictable time cycle parking demands
and where supported by appropriate traffi c/parking stud-
ies, shared parking is encouraged as a means to reduce to-
tal parking lot area. The criteria and standards provided in
Shared Parking published by the Urban Land Institute (ULI),
or similar objective requirements, may be utilized to assess
parking needs and formulate shared parking agreements.
• Amenities planned along the Avenida Escaya corridor may in-
clude, but are not limited to, the lighting and furnishings con-
ceptually depicted on Exhibit 9, Avenida Escaya Amenities.
The Master Developer may utilize alternative amenities that
are generally consistent with these amenities.
IV. Site Design Guidelines
5/26/2021 PC Agenda Page 418 of 1005
Exhibit 10
Avenida Escaya Amenities*
45*MASTER DEVELOPER MAY PROPOSE ALTERNATIVE STREET FURNISHINGS SIMILAR TO THE ITEMS DESCRIBED ABOVE.
5/26/2021 PC Agenda Page 419 of 1005
46 Exhibit 11Village Green District Building SetbacksMU-1 AND MU-2 ACROSS Avenida Escaya5/26/2021 PC Agenda Page 420 of 1005
47
Exhibit 11 continued
Village Green District Building Setbacks
MU-2 Across Paseo Cultura
CPF-1 Across Camino Aldea
5/26/2021 PC Agenda Page 421 of 1005
48
Village 3 Core Master Precise Plan
B. OFFICE DISTRICT
The Offi ce District includes parcels O-1 and O-2 (see Ex-
hibit 4, Design Districts). This district contains an offi ce
building fronting Heritage Road and Corte Nueva. The goal
of this district is to create a continuous environment with a
formal building plan arrangement, through the integration of
building forms and landscaped open spaces.
1. BUILDING DESIGN AND SITING
These guidelines should be applied stringently to the offi ce
building(s) fronting Heritage Road and Corte Nueva, due to
the high level of visibility of these edge conditions.
The following guidelines apply to building design and siting
within the Offi ce District:
• Multiple story buildings (up to 3 stories) with strong, pe-
destrian-scaled articulation at the street level. Manufac-
turing uses are discouraged.
• Create a formal entry plaza with special paving and a
focal element.
• Plazas should be situated near building entrances, par-
ticularly in sunny areas, protected from wind. Treat such
plaza areas with landscaping, special paving, lighting
and site furniture. An inviting outdoor space creates an
environment of relaxation and community interaction.
• Use horizontal window expressions. Punched-hole win-
dows or curtain wall can be used for specifi c areas such
as the building top or base. Emphasize the central por-
tion of the building by changing elements such as the
glazing, panel color, tone and texture, size of accent
stripes etc.
IV. Site Design Guidelines
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• Articulate the building facade with reveal joints and balcony rails where ap-
propriate. These secondary facade elements can vary in material, color
and detailing among the buildings (see sample diagrams). Optional wood
and/or wood trellises, cable/rod suspended horizontal canopies and in-
wall display cases may be used to add additional architectural articulation.
• All rooftop equipment shall be organized into major groups. Avoid random place-
ment. Use screens and/or walls to block ground level views of all major roof
equipment at a distance of 500 feet from the building. Roof equipment screens
can be integrated with the buildings through use of similar color and/or material
as building exterior.
• Exposed service areas shall be screened from view of adjacent streets.
2. PEDESTRIAN / BICYCLE / VEHICLE ACCESS
The Offi ce District seeks to provide a pleasant entry sequence for both cars and
pedestrians. It will maintain adequate bicycle storage facilities to encourage alter-
native modes of transportation, as well as attractive outdoor spaces for pedestrian
activity.
The following circulation guidelines apply to the Offi ce District:
• Provide identifi able pedestrian paths in the parking lots which lead to the primary
building entrances.
• Encourage pedestrian connection to offi ce uses from Heritage Road and Paseo
Cultura.
• Utilize pedestrian paths and landscaped areas to break the parking areas into
smaller scale lots.
• Bollards may be used to provide separation between vehicles and pedestrians
and to defi ne plaza areas.
• Ample bicycle storage, changing and showering facilities must be provided, pur-
suant to Village 3 PC Regulations Chapter V, Section N.
• Pedestrian and bicycle connections shall be provided to Heritage Road and the
Village Pathway along Paseo Cultura.
IV. Site Design Guidelines
5/26/2021 PC Agenda Page 423 of 1005
50
Exhibit 12
Office District Building Setbacks
O-1 Across Paseo Cultura
See Amendment Exhibit 27 for
updated setbacks.
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C. SECONDARY VILLAGE DISTRICT
The Secondary Village District (see Exhibit 4, Design Districts) includes the resi-
dential neighborhoods of R-13, R-14, R-15, R-16 and R-17 and the P-1 Park, S-1
School and CPF-3 sites. This district contains many of the design elements of the
adjoining Districts, such as a pedestrian-friendly corridor consisting of broad side-
walks with street trees, landscaped parkways and paving enhancements. Agrarian
landscape and architecture further link the district with the remaining Core areas.
1. BUILDING DESIGN AND SITING
These guidelines should be applied most stringently to building facing Heritage
Road, Camino Aldea, Paseo Cultura and Corte Nueva. The following guidelines
apply to development within the Secondary Village District:
• Multiple story buildings (up to 3 stories) are permitted and encouraged, in ac-
cordance with the Village 3 PC District Regulations.
• Buildings fronting Camino Aldea, Paseo Cultura and Corte Nueva shall be set
as close to the street as possible to encourage interaction between building
activities and passersby and to enhance the urban character of the area.
• A fi fteen foot (15’) landscape buffer shall be provided where multi-family land
uses abut single family uses (Village 3 PC District Regulations).
• Multi-family buildings shall be sited as close as practical to the streets to create
and enhance the urban form and character.
• Exterior residential patios shall abut landscaped areas where possible.
• Canopies, awnings, balconies and roof overhangs may project a maximum of
fi ve (5) feet into the building setback.
IV. Site Design Guidelines
R-19^
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2. PEDESTRIAN / BICYCLE / VEHICLE ACCESS
Balancing pedestrian, vehicular and transit access within the Sec-
ondary Village District will create an effective overall circulation sys-
tem and enhance pedestrian circulation. The following circulation
guidelines apply to the Secondary Village District:
• Pedestrian walkways shall connect directly with the front en-
trances to buildings along Village Pathways (Avenida Escaya and
Paseo Cultura) and Promenade Streets (Camino Aldea).
• These sites shall provide direct pedestrian access to the Village
Green District.
• Parking and vehicle access shall be located to the rear of each
site and separated from the pedestrian-oriented street frontage.
• Secondary Landmark Elements at pedestrian access points are
required at the project entrances.
IV. Site Design Guidelines
5/26/2021 PC Agenda Page 426 of 1005
53
Exhibit 13
Secondary Village Building Setbacks
R-15 Across Paseo Cultura
5/26/2021 PC Agenda Page 427 of 1005
54
Exhibit 13 continued
Secondary Village Building Setbacks
R-16 Across Camino Aldea
5/26/2021 PC Agenda Page 428 of 1005
55
Exhibit 14
Parking Orchard Concept
NOTE: Tree planting must comply with the City’s Shade Tree Policy, No. 576-19.
Pedestrian circulation and special paving to be determined during site-specifi c
design review.
5/26/2021 PC Agenda Page 429 of 1005
56 Exhibit 15Core Pedestrian/Bicycle Circulation See Amendment Exhibit 28.
5/26/2021 PC Agenda Page 430 of 1005
Exhibit 16Vehicular Access57
See Amendment Exhibit 29.
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D. GENERAL VILLAGE CORE AREA REQUIREMENTS
The preceding chapters describe specifi c Village Core District requirements. The
following guidelines and requirements apply to all Districts within the Village Core
unless specifi ed otherwise.
1. ARCHITECTURE
The Transitional Spanish, Ranch and Farmhouse architectural themes selected for
the Village 3 Core refl ect reinterpretations of historic architectural styles that de-
veloped in moderate climates, while blending in modern architectural vocabulary.
In these areas, architectural forms developed that share common traits and use of
materials such as stone, stucco for wall surfaces and roof tiles, along with milled
lumber. The traditions that developed conveyed a handmade quality in design and
detail, resulting in simple forms articulated by the judicious use of ornamentation.
Other features including muted, naturalistic colors, exposed stone and woodwork,
ironwork and tile work, canvas awnings, benches, fountains, arbors, signage, light-
ing, and paving and landscaping.
Site planning often emphasizes outdoor environment, such as plazas, with some-
what formal planting. The design of parking lots and various auxiliary structures,
including trash enclosures, are also consistent with these design themes.
58
IV. Site Design Guidelines
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IV. Site Design Guidelines
The following general architectural guidelines apply to build-
ings proposed within the Village Core.
• Buildings within the Village Core shall strive to incorporate
sustainable features/materials wherever possible.
• Building designs shall reference historic Californian archi-
tectural vernacular in form and/or organizing philosophy.
• The volumes which comprise a building shall be broken up
subtly into smaller units so as to better relate to the scale
of the Village Green District.
• The surfaces of the buildings shall be dominated by muted
colored stucco in earth tones, and a judicious use of such
features as balconies, decorative moldings, cornices, col-
umns, piers, pilasters, light fi xtures, awnings, decorative
tile, accent colors and signage, and also by the patterns
and colors of adjacent landscape design.
• Roof forms shall relate primarily to buildings forms, to the
stucco surfaces and related walls, and make a positive
contribution to adjacent structures. Rooftop mechanical
equipment shall be screened from view in a traditional
manner. Roof forms shall echo, but not necessarily repli-
cate, traditional and historic roofi ng solutions.
• In larger buildings or groups of buildings, horizontal mass-
ing shall be interspersed with taller vertical elements such
as towers.
• Larger towers shall signify focal elements and meeting/
activity places, and are encouraged where landmark ar-
chitectural features are required.
• The architecture shall provide shade, indoor and outdoor
spaces, and people-gathering areas such as courtyards
and plazas. Pedestrian ‘nodes” with seating shall be incor-
porated into projects.
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• Exterior building elevations shall incorporate a range of scale-
defi ning elements that relate larger building masses to the pe-
destrian. Elements may include columns, archways, doorways,
upper fl oor windows and balconies.
• Overhead features that create a sense of enclosure and encour-
age visitors to linger and enjoy the area are desirable aspects of
plazas and pedestrian walkways. Features such as trellis, aw-
nings, canopies and roof overhangs can achieve these objectives
and also provide a measure of weather protection when neces-
sary.
• Buildings shall be constructed using materials with good insulat-
ing value and shall incorporate natural materials.
• A variety of building height and massing shall be achieved, either
grouped or as individual buildings.
• Window, entries and doors shall vary in size, shape and detail.
• Architectural features such as arches, columns, trellises, mold-
ings and build-up planters may be used to soften and humanize
buildings.
• Outdoor refuse and storage containers shall be completely
screened. No refuse collection or storage areas shall be located
between a street and the front of a building or in pedestrian cor-
ridors. The exact location of outdoor refuse or storage containers
shall be determined at the Individual Precise Plan level. Trash
and recycling receptacles shall be provided along streets within
the mixed-use area.
• Mechanical and electrical equipment, utility connections and an-
tennas shall be mounted within the interior of a building whenever
practical. When interior mounting is not practical, equipment shall
be screened from public view. Any screening shall be architectur-
ally integrated into the building.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Structures shall blend and harmonize with surrounding buildings
• Buildings should be unique but address and/or share certain fundamental ar-
chitectural characteristics consistent with the elements that distinguish indi-
vidual design districts.
• Architectural style along with the same street or within a complex shall include
buildings of similar but varying height which share one or more distinctive ele-
ments: materials, window style, door style, detailing, porches, arcades, over-
hangs, roofi ng, color etc.
• The highest use pedestrian areas shall have the highest level of design detail
(e.g. courtyards, plazas and base story).
• Relieved arches, balconies, balustrades, chimneys, cupolas, belt course, ce-
ramic tile, raised concrete or plaster mouldings, reveals or splays, wrought iron,
handrails, window sills, decorative lighting fi xtures, fi nials, bridge caps etc.,
may be used as accent elements in the architecture.
• For multi-family residential architecture, rear elevations shall be articulated
when visible from adjacent public and private streets to help reduce the visual
impact of repetitive roofl ines and box shaped massing.
• Carports and garages shall be architecturally treated and designed to match
the architectural style of the residential buildings.
• Gutters and downspouts shall be integrated into the architecture and outlet into
adjacent planters, wherever possible.
• Chimneys should be of varying heights and designed to create visual interest.
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The following feature-specifi c guidelines apply to architecture within the
Village Green and Secondary Village Districts. However, these perma-
nent features may not interfere with the 10’ Village Pathway.
a. Arches
• Full or fl at arches of appropriate scale are preferred over
pointed arches.
• Arches and their supports shall convey appropriate depth.
• Careful consideration shall be given to the wall surface above
the arch, so that suffi cient wall surface is present between the
key of the arch and the next architectural element above.
b. Awnings
• Canvas awnings should generally be a simple angled surface,
preferably with open sides and plain or decorative valances.
• Curved awnings may only be used in those instances where
they are appropriate to an arched opening. The awning should
be placed within the arch so that form and depth of the arch is
still visually apparent. All awnings shall relate to the architec-
tural elements of the building facade.
• Internally lit awnings are prohibited.
c. Trellis
• Trellis structures with the appearance of heavy timber or met-
al should be utilized to create enhanced pedestrian-oriented
entrances and seating areas.
• Trellis attached to building facades should be utilized to pro-
vide shade-covered walkways and plaza areas.
d. Exterior Staircases
• Exterior staircases shall be compatible with the architectural
character of the building.
• Exterior staircases shall visually read as a volume integral to
the building or as a signifi cant defi ned architectural accent.
IV. Site Design Guidelines
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IV. Site Design Guidelines
e. Ground Mounted Equipment
• Small ground-mounted equipment shall not be readily visible from public view.
Where the equipment is potentially visible from public view, it shall be screened
with an enclosure that is consistent with the architecture of the building.
• The equipment shall not be a multiple type equipment installation that requires
a large enclosure.
f. Ground Surfaces
• Surfaces should be broken up into appropriately scaled geometric patterns that
are related to the design of the building, to the general area within which the
building is located or to the planting surrounding the surface.
• Large uninterrupted paved horizontal surfaces shall be avoided. If such cases
occur, the surfaces shall be broken up and closely coordinated with the design
of adjacent structures.
g. Pedestrian-Oriented Building Entrances
• Architectural features such as an arch, trellis or recesses may be utilized to
identify the location of the pedestrian access/front door.
• Colors and materials shall be compatible with the overall architecture and ma-
terials of the building.
• Front doors at the ground fl oor shall face and be visible from the street.
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h. Roofs
• Flat roofs are only acceptable when used in conjunction
with other roof forms.
• A parapet that is suitably articulated shall surround all fl at
roofs. Such parapets shall be of a height that will hide
any rooftop equipment.
• Projecting cupolas, towers and varied chimney forms
may be utilized. In many cases, such roof projections can
be used to house ventilation and other heating and cool-
ing equipment.
• When solar collectors are used, they shall be integrated
into the roof surface, placed behind projecting parapets,
atop carports and other structures, or fully enclosed into
roof wells.
• Parapet heights shall be high enough to screen roof-
mounted equipment from adjacent roadways. Changes
in parapet heights shall be encouraged to enhance ten-
ant entries, provide tenant individualization and articu-
lated building components.
i. Window and Door Openings
• Mullions may break up glass areas so that their scale is
compatible with the buildings.
• A minimum of 50% of the storefront shall be comprised of
glazing, subject to Design Review.
• Large unbroken expanses of glass or other shiny or re-
fl ective surfaces are prohibited.
• Ground fl oor windows along storefronts may not be tint-
ed.
IV. Site Design Guidelines
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IV. Site Design Guidelines
2. LANDSCAPE ARCHITECTURE
The Farmhouse and Ranch design theme selected for the Vil-
lage 3 Core relies on the design of the landscape as much as
that of the buildings. The design of the Core relies on a play of
symmetry of elements, axes, cross axes, termination of vista,
interruption by features such as fountains, etc. Externally, this
tradition tends to be focused on native vegetation, whereas
courtyards, plazas or patios often exhibit a wide array planting
materials. Water features such as fountains and narrow water
channels may occur. Landscape elements include not only
planting, but also elements such as arbors, trellises, ponds,
fountains, walks, pavilions, curbs, light standards, landscape
lighting, benches, bike racks, trash and recycling receptacles,
tables, sculptures, wall graphics, hedges, boulders of appro-
priate character and placement, masonry garden walls (free-
standing or retaining), tile and stone paving, textured and pat-
terned colored concrete paving, wood fences, gates, ironwork
fences and railings, garden pots, urns and sculptural fi gures.
Trees shall be incorporated into the pedestrian plazas and
pathways, planted fl ush to ground level with overhead branch-
es creating canopies and shade where needed. All landscap-
ing within the public right-of-way shall be approved by the City
and installed in accordance with City standards.
a. Village Green District
The following landscape architectural guidelines apply to the
Village Green District:
• The general use of a balanced planting layout is encour-
aged (i.e. with symmetrical and asymmetrical plan forms,
axis use, etc.).
• Raised planters in a variety of confi gurations shall be
used. Seat walls associated with raised planters are en-
couraged. Raised planters may not obstruct views into
plaza areas from adjacent street.
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• Informal or asymmetrical plan layout may be combined with formal plan layout.
• Environmental factors (i.e. provision of deciduous trees to allow for summer
shade and winter sun on southwesterly exposures) should be taken into con-
sideration.
• Create opportunities for small “planned surprises” in which unexpected accent
elements are located along pedestrian walkways, next to buildings or in pla-
zas, which are colorful and interesting. These elements may be decorative tile,
stonework, dry fountains or accent urns that are unique yet still work within the
overall design theme.
• Systematic widening of public sidewalks.
• The Village Pathway shall be comprised of a minimum 10’ width (colored Ado-
be Tan concrete) but may meander among planters, seat walls etc. The Village
Pathway shall not be reduced in width due to permanent uses and 6’ should
remain clear of obstructions at all times.
• Intersections shall be designed as shared spaces and extensions of the side-
walk.
• Horticultural specifi cs to be considered include soil type, water availability, type
of maintenance available etc., to provide optimal growth conditions for plants.
• Use of annual fl ower beds and topiary may be considered.
• Use of the espalier form of trees and shrubs may be appropriate.
• Use of fragrant plant materials in appropriate locations.
• Low water use plant material is highly encouraged. The project must comply
with the City’s Landscape Water Conservation Ordinance (LWCO) (CVMC
20.12).
• The use of steps, retaining walls and structures for grade separations in this
district is preferred to landscaped banks, to emphasize the urban character and
provide sitting areas.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Turf areas are limited to the Avenida Escaya median (POS 16 & 17) and rec-
reational areas.
• Adjacent parking areas shall be buffered from the pedestrian paths with land-
scape screening. Systematic concrete access points to allow pedestrian ac-
cess from parking areas to the sidewalk is encouraged.
• Parking lots shall be designed to incorporate the “orchard concept” of tree
planting, and must comply with the City’s Shade Tree Policy No. 576-19.
b. Offi ce District
Landscaping within the offi ce parcels shall prioritize sustainability and the creation
of inviting outdoor environments for relaxation and interaction. Trees, planting and
comfortable site furnishings contribute to enhance enjoyment of these spaces.
• Planting shall provide windscreens, defi ne plazas, and screen parking areas,
and may also provide special focal elements to plazas.
• Planters and pots to provide color, textural interest and orientation around
paved areas.
• Benches and other seating elements should be located within view of active
gathering and pedestrian circulation. These should be located both in sunlight
and shade and in wind-protected areas.
• Parking lots shall be designed to incorporate “Orchard Concept” tree planting
and must comply with the City’s Shade Tree Policy No. 576-19.
• Special lighting should be provided for fountains, sculptures and other focal
elements.
• Tree grates and guards may be used to protect trunks and roots.
• Screen parking areas from adjacent residential and public streets through the
use of berming and/or landscaping.
• Provide a passive recreation area featuring tables, shade and seating areas for
break/lunch dining opportunities for offi ce employees.
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c. Secondary Village District
Landscaping, consisting of both hardscape and softscape in this district, is somewhat less
formal than the Village Green District. However, the landscape shall relate to the ordered,
structured patterns in areas that are visually prominent within the district. In general, the
landscaping in this district serves as a backdrop to the more urban areas of the Village
Core. The following special landscape requirements apply to multi-family sites within the
Secondary Core District.
• All landscaping within the public right-of-way shall be approved by the City and in-
stalled in accordance with City standards.
• Residential streets (promenade) within the Secondary Village District provide a wider
tree-shaded walkway on one side of the street. Special pedestrian-scaled lighting and
a double row of evenly spaced canopy trees comprise the featured side of the street.
• Parking lots shall be designed to incorporate “orchard concept” tree planting, as de-
picted in Exhibit 14 Parking Orchard Concept and must comply with the City’s Shade
Tree Policy No. 576-19.
IV. Site Design Guidelines
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d. Paving
The following paving guidelines apply to all areas within the
Village Core area:
• The ground surface should be broken up into appropriately
scaled geometric patterns which are related to the design
of the building, to the general area within which the build-
ing is located and to plantings.
• Encourage enhanced paving at key pedestrian crossings,
paths, entry drivesways etc.
• Brick, tile and stone are the preferred surface materials.
Where concrete is used, it should be appropriately col-
ored, textured and designed in geometric patterns.
• Large uninterrupted paved horizontal surfaces should be
broken up so as to be closely coordinated with the design
of adjacent structures.
Paving materials are subject to the following additional re-
quirements:
Permitted Materials
• Conventional sidewalk: natural color concrete - light broom
fi nish.
• Village Pathway: Integral color concrete, “Adobe Tan” L.M.
Scofi eld C-21, light broom fi nish.
• Banding: Tile Saltillo tiles; natural color concrete or integral
color concrete.
Plazas & Special Outdoor Areas:
• Washed aggregate: natural color 3/8” aggregate (match
median protective walks). Saw-cut pattern.
• Natural stone paving complementary to color and material
palette for Otay Ranch.
• Interlocking pavers, pattern and color compatible with col-
or and material palette for Otay Ranch.
IV. Site Design Guidelines
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• Natural Stone Unit Pavers.
• Integral colored concrete (colors to complement architecture) with textured fi n-
ishes.
• Stamped or patterned concrete (colors to complement architecture)
• Fired clay pavers
• Pre-cast concrete pavers (natural stone fi nishes and colors to complement
architecture).
• Terrazzo
• Ceramic tile accents
• Decomposed granite
• Ackerstone - Holland Stone I
Prohibited materials:
• Common gravel
• Asphalt or asphaltic concrete
• Intense primary colored paving
Note: Asphalt or asphaltic concrete is permitted in parking lots throughout the Vil-
lage Core.
e. Walls and Fencing (freestanding patio and/or landscape walls and
retaining walls)
Where open or solid fence/wall treatments are visible and/or adjacent to a pub-
lic right-of-way within the Village Core area, the approved Otay Ranch Village 3
Theme Wall shall be used. Heights are limited to 6 feet except where a combina-
tion retaining wall and wall/fence are within 4’ of each other, the height may be
as high as 8.5 feet. Sound barriers taller than 8.5 feet must be a combination of a
wall at 8.5 feet and berm. Other fence/wall treatments are subject to the following:
IV. Site Design Guidelines
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IV. Site Design Guidelines
Permitted Materials:
• Otay Ranch Village 3 Theme Wall (masonry/tubular steel)
• Wrought Iron (with approved fi nishes)
• Decorative steel or aluminum (with approved fi nishes)
• Decorative wood
• Adobe Block (coated)
• Natural Stone
• Otay Ranch natural and precast stone
• Block or steel framed stucco (smooth, dash coat, bumpy-smooth sac and
slump, combed or sand fi nish only).
• Pre-cast concrete
• Brick
• Slump stone
• Plaster coated block wall to match adjacent buildings
• Wood lathe
• Split rail
• Decorative tile
Prohibited materials:
• Wood structural walls
• Chain link
• Plastic
• Other “styles” not in keeping with the architectural theme
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f. Permitted Plant Materials
This list is not exhaustive. Other plant materials may be pro-
posed, subject to approval of the Director of Development
Services and the Fire Marshal. The plant palette just comply
with the City’s Landscape Water Conservation Ordinance
(LWCO). The Master Developer may propose alternative
plant materials similar to the items described below.
Village Entry (Heritage Road at Avenida Escaya)
Trees:
Calodedrus decurrens Incense Cedar
Cedrus deodora Deodar Cedar
Cupressus arizonica Arizona Cypress
Cupressus macrocarpa Monterey Cypress
Pinus elderica Afghan Pine
Pinus pinea Italian Stone Pine
Pinus torreyana Torrey Pine
Shrubs:
Agapanthus africanus Lily-of-the-Nile
Bougainvillea “Oh-la-la” Bougainvillea
Dietes vegeta Fortnight Lily
Grevillea “Noellii” No Common Name
Limonium sinuatum Sea Lavender
Phormium tenax “Jack Spratt” Dwarf New Zealand Flax
Rhaphiolepis indica “Clara” India Hawthorn
Groundcovers:
Carex pansa California Meadow Sedge
Marathon 2e Dwarf Tall Fescue
Myoporum parvifolum “Putah Creek”
Village Green District
Street trees:
Olea europaea Olive
Tristania Conferta Brisbane Box
Arbutus ‘Marina’ Strawberry Tree
IV. Site Design Guidelines
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Accent / Shade Trees:
Muhlenbergia Rigens Deergrass
Syagrus romanzoffi anum Queen Palm
Chamaerops humilis Mediterranean Fan Palm
Cupaniopsis anacardioides Carrotwood
Jacaranda mimisifolia Jacaranda
Lagerstroemia hybrids Crape Myrtle
Laurus nobilis Sweet Bay
Phoenix dactylifera Date Palm
Platanus acerifolia “Columbia” London Plane Tree
Quercus ilex Holly Oak
Prosopis chilensis Thornless Chilean Mesquite
Betula pendula European White Birch
Trachycarpus fortunei Windmill Palm
Shrubs & Miniature:
Agapanthus africanus Lily-of-the-Nile
Agave species Agave
Aloe species Aloe
Buxus species Boxwood
Bougainvillea “Oh-la-la” Bougainvillea
Dianella species Flax Lily
Dietes vegeta Fortnight Lily
Dracaena species Dracaena
Echeveria species Echeveria
Elymus condensatus “Canyon Prince” Giant Rye Grass
Hemerocallis species Day Lily
Lantana montevidensis Lantana
Ligustrum J. texanum Waxleaf Privet
Lomandra longifolia Breeze Dwarf Mat Rush
Muhlenbergia rigens Deergrass
Phormium tenax Dwarf New Zealand Flax
Pittosporum species Tobira
Rhaphiolepis indica “Clara” India Hawthorn
IV. Site Design Guidelines
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IV. Site Design Guidelines
Rosa F. “Trumpeter” Red Trumpeter Rose
Rosmarinus prostrate Prostrate Rosemary
Strelizia reginae Bird of Paradise
Trachelopspermum asiaticum Asian Jasmine
Median Groundcover:
Hybrid Bermuda
Parkway Groundcover:
Carex pansa California Meadow Sedge
Senecio serpens Blue chalksticks
Vertical Tree:
Tristania conferta Brisbane Box
Other Districts
Plant list under Village Green District will be a part of both Secondary Village Dis-
trict and Offi ce District, in addition to this list:
Acacia redolens Dwarf Acacia
Buxus m. japonica Japanese Boxwood
Callistemon V “Little John” Dwarf Battlebrush
Echium fastuosum Pride of Madera
Heteromeles arbutifolia Toyon
Muhlenbergia rigens Deergrass
Parking Lot Tree
Rhus lancea African Sumac
Excluded from Other districts outside of Village Green District:
Dracaena Species Dracaena
Rosa F. “Trumpeter” Red Trumpeter Rose
g. Prohibited Plant Materials
See Fire Protection Plan for University Villages - Village 3 and a portion of Village
4, adopted by the Chula Vista City Council on December 2, 2014.
^the
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E. LIGHTING/SIGNAGE/STREET FURNISHINGS
1. LIGHTING
The following lighting guidelines apply to the Village 3 Core. All lighting located
within the public right-of-way shall be approved by the City of Chula Vista and
installed in accordance with City standards. Deviations from the approved Village
Core Lighting Fixtures, Exhibit 18, shall be prohibited unless otherwise approved
by the Master Developer and the City of Chula Vista.
a. Purpose
At night, lighting is an integral component of the built and natural environment. It is
important that illumination is intelligently planned to complement this environment,
is subtle and avoids over lighting and provides a cohesive appearance for the Vil-
lage 3 Core. Safety and security for persons and property are also of paramount
concern, and it is necessary to recognize the importance of quality of light versus
quantity.
The goal of this guideline is to promote a high standard of quality for lighting in
the Village Core area, and to assist architects, lighting designers, and applicants
with an understanding of the concepts behind good lighting design and a means
to achieve that goal by establishing parameters to enable reviewers to determine
that the intent of the guidelines has been met.
b. General Guidelines
• Lighting fi xtures shall be appropriate to the style of architecture or aesthetically
concealed from view.
• Illumination levels shall be appropriate to the type of use proposed, the archi-
tectural style of the structure and the overall neighborhood.
• Festoon lighting attached to buildings and over outdoor plazas are encouraged
within the Village Green District. Festoon lighting may be installed permanently
across streets, provided that suffi cient vertical clearance is provided for truck
circulation.
• Lighting of building facades shall be considered for appropriateness.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Lighting shall be designed to control glare, minimize light tres-
pass onto adjacent properties, minimize direct upward light
emission, promote effective security, and avoid interference
with safe operation of motor vehicles. The minimum intensity
needed for the intended purpose shall be used. The use of
decorative lantern fi xtures with visible lamps is not precluded,
provided they meet other provisions of these guidelines.
• Blinking, moving and changing intensity of illumination; illumi-
nation of roofs; and internal illumination of awnings are pro-
hibited.
• In all residential areas, illumination levels shall be compat-
ible with residential uses. Lighting for commercial installations
proximate to residential uses should be designed to be com-
patible with residential illumination levels.
• Lighting of signs shall be consistent with these guidelines.
• Other laws or ordinances may require minimum illumination
levels for specifi c applications and may confl ict with these
guidelines. In such cases, those laws or ordinances shall gov-
ern.
25’ Roadway Lighting
14’ Pedestrian Lighting
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c. Specifi c Guidelines
Parking Lots and Traffi c Areas
Goal: To provide a cohesive and homogenous general illumination for parking lots
and traffi c areas that is similar to the color quality of incandescent lighting.
• The use of LED and Deluxe HPS lamps is encouraged to provide high color ren-
dering ability.
• To meet minimum industry-recommended light levels for safety and uniformity,
but avoid glare and over lighting. Higher light levels than stated below may be
considered, where necessary in limited areas, for additional safety and security.
• To promote the use of cut-off type fi xtures for area lighting, and decorative lan-
terns for lower level accents.
• Lighting shall be LED, High Pressure Sodium (HPS), Standard or Deluxe.
• Lamps in cut-off type fi xtures should be a maximum of 400 watts. Horizontal lamp
mounting and fl at glass lens are preferred over vertical lamp mounting. “Sag” or
“drop” lenses result in excessive glare and are not acceptable. Additional shield-
ing of fi xtures may be required to avoid fi xture glare viewed from adjacent resi-
dential properties.
• Lamps in decorative lantern type fi xtures should be a maximum of 100 watts.
• Fixtures should be in scale with the proposed pole height. Elevations of the build-
ing with poles and fi xtures superimposed shall be provided for review.
• Pole lighting fi xtures shall also be shown on the landscape plan to demonstrate
coordination of fi xtures and tree planting.
• Lighting installations shall be equipped with controls for photocell on and timer
off. Plans submitted shall specify the off time proposed. This requirement shall
not preclude a provision for reduced light levels or reduced number of fi xtures for
after-hours security.
IV. Site Design Guidelines
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IV. Site Design Guidelines
Exterior Sales and Service Areas
• Lighting shall be High Pressure Sodium (HPS), Metal Halide (MH), LED or
Fluorescent.
• Pole mounted fi xtures shall have 400 watt maximum HPS or MH lamp in cut-off
type fi xtures. Horizontal lamp mounting and fl at glass lens are preferred over
vertical lamp mounting. “Sag” or “drop” lenses result in excessive glare and are
not acceptable. Additional shielding of fi xtures may be required to avoid fi xture
glare viewed from adjacent residential properties.
• Fixtures should be in scale with the proposed pole height. Provide an elevation
of the building with poles and fi xtures superimposed.
• Lighting installations shall be equipped with controls for photocell on and timer
off. Plans submitted shall specify the proposed off time. This requirement shall
not preclude a provision for reduced light levels or reduced number of fi xtures
for after-hours security.
• Fixtures mounted in service station canopies should be fully recessed, where
feasible, and with fl ush or recessed diffusers. Where the underside of a canopy
is sloping, fi xtures should be of a type to permit aiming straight down. All fi x-
tures shall be designed to control glare.
• Pole lighting fi xtures shall also be shown on the landscape plan to demonstrate
coordination of fi xtures and tree planting.
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Landscape and Building Lighting
• Lighting should be High Pressure Sodium (HPS), Metal Halide (MH), LED, Flu-
orescent, or Incandescent. Mercury Vapor (MV) may be used for illuminating
landscaping.
• Landscape and building lighting should be carefully shielded to avoid view of
the source and aimed to avoid spill light onto adjacent properties or into the
night sky.
• Lighting should be subtle. LED, HPS, MH or MV sources should not exceed
175 watts, and incandescent sources should not exceed 300 watts.
• Lighting installations shall be equipped with controls for photocell on and timer
off. Plans submitted shall specify the proposed off time. This requirement shall
not preclude a provision for reduced light levels or reduced number of fi xtures
for after-hours security.
Security Lighting
• Security lighting is exterior lighting installed solely to enhance the security of
people and property.
• Security lighting should meet the above guidelines, and especially should be
designed to control glare and direct view of illumination sources, and to confi ne
illumination to the property on which the fi xtures are located.
• Lighting fi xtures that are aimed at a building are much more effective for secu-
rity than fi xtures that are mounted on the building and that can blind observers
of the property (police, neighbors or others).
• Security lighting shall be High Pressure Sodium (HPS), LED or Incandescent.
IV. Site Design Guidelines
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IV. Site Design Guidelines
d. Exceptions to Guidelines
• Nothing in these guidelines shall preclude the Planning Commis-
sion from reviewing and approving, or conditionally approving,
an exception to these guidelines. Exceptions may include, but
are not limited to, illuminance level, illumination source, or pole
height. The Planning Commission shall include fi ndings in their
approval, such as references to historical authenticity, special
circumstances, existing installation or other similar fi ndings as
deemed appropriate. The approval of an exception shall not be
construed to establish a precedent.
• Sport court lighting and security lighting within public parks are
exempt from lighting guidelines.
5/26/2021 PC Agenda Page 455 of 1005
8282 Exhibit 18Lighting PlanSee Amendment Exhibit 30.
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1. SIGNAGE
a. General Guidelines
These general sign guidelines apply to all signs within the Village Core.
• All signs must comply with and incorporate all of the standard provisions of
CVMC 19.60.050.
• Signs must be thoughtfully designed, placed and proportioned to the individual
architectural facade on which they are placed. Care in the design and instal-
lation of store signs will enhance customer’s appreciation of individual tenants
and contribute to the project’s overall success.
• Natural stone, masonry and metal shall be incorporated in the permanent signs
when feasible.
• Only those sign types provided for in the sign guidelines or otherwise approved
by the Master Developer and the City of Chula Vista will be allowed.
• All signs shall be in scale with the surrounding buildings. Colors and materials
may be compatible with the established architectural and landscape architec-
tural vernacular.
• All permanent signs shall be made of durable rust-inhibited materials.
• No wall signs (in windows or in exterior of windows) shall cover windows,
frames, stripes or other architectural details. Wall signs shall fi t comfortably
into open wall surfaces leaving ample margins.
• No fascia signs shall be allowed on angled walls or mansard roofs, or on equip-
ment screens.
IV. Site Design Guidelines
and the approved Village 3 Planned Sign Program,
where applicable. ^Refer to Chapter VI,
Section 4.B.ii(a).
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• Temporary signs are permitted in accordance with the provisions of the Com-
prehensive Sign Regulations found within the Village 3 PC District Regulations.
Temporary marketing signs are not required to conform to their surroundings in
color, context or style.
• Sign structures, supports and hardware shall be concealed or integrated into
the signage design. Architectural screening surrounding signposts shall not be
calculated as part of the sign face area.
• All logo images and type styles shall be accurately reproduced on all signs.
Lettering which approximates type styles is not acceptable. A sign that incor-
porates logos, business identity and/or designates the type of business (e.g.
Jewelry, Flowers, Coffee, etc) is encouraged.
• All dimensional letters shall be affi xed individually and without visible means
of attachment, unless attachments make an intentional statement. No lighted
signs or light fi xtures shall have exposed conduits or raceways.
• Temporary ground monument signs, as well as permanent monument signs
which are perpendicular to the street, shall be allowed up to and abutting the
property line. When signs are present in setback areas, signs shall be posi-
tioned to maintain safe sight distances at entrances to the public right-of-way.
• The ground surrounding monument sign may be bermed, and walls with signs
attached may be stepped, if necessary, in order to elevate the signs.
• Vinyl lettering is prohibited on pedestrian-oriented signs.
• Indirect lighting (e.g. edge lighting or front lighting) shall be arranged so that
light sources is not visible from any normal viewing angle (e.g., from the street,
sidewalk, parking lot, and storefront approach or from other perimeter loca-
tions). In the case of hanging or projecting signs, visibility of light sources shall
be minimized as much as possible.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Silhouette-illuminated or backlighted forms shall be free of lighting leaks.
• Underwriter’s Laboratory-approved labels shall be affi xed to all electrical fi x-
tures.
• Surfaces with color mixes and hues prone to fading (e.g. pastels, fl uorescent,
complex mixtures, and intense reds, yellows and purples) shall be coated with
ultra violet-inhibiting clear coat in a matte, gloss or semi-gloss fi nish.
• Joining of materials (e.g. seams) shall be fi nished in such as way as to be un-
noticeable.
• Visible welds shall be continuous and ground smooth.
• Rivets, screws and other fasteners that extend to visible surfaces shall be fl ush,
fi lled and fi nished so as to be unnoticeable.
• Finished surfaces of metal shall be free from canning and warping.
• All sign fi nishes shall be free of dust, orange peel and drips, and shall have a
uniform surface conforming to the highest standards of the industry.
• Only professional sign fabricators and installers approved by the Landlord who
are well qualifi ed in the techniques and procedures required to implement the
sign design concept shall be used.
• Any building with double frontage shall have addresses on both frontages.
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b. Specifi c Requirements
Village Green District
A unifi ed thematic sign program is required for the Mixed-Use sites. The specifi c
sign guidelines that follow pertain to the commercial and retail uses unless noted
otherwise, and supplement but do not replace the Comprehensive Sign Regula-
tions found within the Village 3 PC District Regulations.
• Signs may be designed within a neo-traditional, eclectic context, encompass-
ing a diversity of design styles, as a collection of the best elements from the
past, present and future.
• Tenant signs should be sculptural as well as informative. They should be imagi-
native, combining or juxtaposing forms, fi nishes and lighting to make a state-
ment that extends beyond the meaning of words and letters. Signage should
contain both unifi ed and contrasting elements so that storefronts display a
sense of dynamic tension that sparks interest and excitement while achieving
compatibility with the architectural vernacular.
• A variety of sign types and treatments is encouraged for each tenant storefront,
including:
• Multi-media signs, combining two or more materials, forms and lighting tech-
niques.
• Innovative technologies (e.g. laser and fi ber optics).
• Fusion of contemporary with traditional elements to create a unique, avant
garde appearance.
IV. Site Design Guidelines
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IV. Site Design Guidelines
Primary Store Tenant Identifi cation:
• All tenants are allowed one primary identifi cation sign
typically located above the store entrance in a specifi c
area within the confi nes of the tenant’s storefront.
• Suites that have building elevations facing multiple expo-
sures may incorporate one additional primary identifi ca-
tion sign per exposure, subject to City’s and Landlord’s
approval.
• Signs may identify the business name and a minimum
generic word description of the service.
• Sign size is based upon the tenant’s leased frontage, as
measured in a straight line from lease line to lease line
for each elevation. Tenants are allowed one(1) sign per
store frontage.
A minimum of one of the approved sign types for use within
the commercial areas of the Village Core shall be provided
for each storefront public entrance. These basic sign types
approved for the commercial areas of the Village Core are
described below:
Blade Signs
Blade signs, which are suspended or which project perpen-
dicular to the storefront, enhance the pedestrian experience.
Blade signs shall incorporate expressive, non-traditional
graphic forms. Playful combinations of geometric shapes are
encouraged. Designs are encouraged which enrich the pe-
destrian environment with a creative use of color and mate-
rial combined with a strong store name identifi cation. The fol-
lowing requirements shall apply when blade signs are used:
• Blade signs may be illuminated or non-illuminated. Illumi-
nated signs may have an internal or external light source.
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• Bracket design shall be highly creative and shall be integrated with the form of
the sign face to create a unifi ed design.
• The blade sign may not be the primary store identifi cation sign and will not be
included in the calculation for the overall sign area permitted/required.
Other Sign Styles
Creative and imaginative signage is strongly encouraged and will be the standard
upon which all sign design submittals are reviewed/approved.
There are many acceptable sign treatments, however a mixed-media, three-dimen-
sional approach combining several different fabrication and lighting techniques is
preferred. Tenants are strongly encouraged to consider the specifi c architectural
style of their facade, the overall concept of the project, the scale of the proposed
sign and the critical viewing angles, sight lines and surrounding architectural treat-
ments, when designing appropriate graphics and signs for the storefront.
Acceptable sign styles include, but are not limited to:
• 5” deep standard channel letters.
• Front and halo 5” illuminated channel letter (Note: acrylic face, internally illumi-
nated channel letters will not be permitted unless successfully used as a part of
an approved mixed media three-dimensional sign).
• 3” deep halo illuminated letters.
• Mix media/3 dimensional signs using images, icons, logos, etc.
• Signs painted gold, silver or copper leaf.
• Neon accents will be approved at the discretion of the City and the Landlord
and should be proposed only if a part of the overall tenant design concept.
• Dimensional, geometric shapes.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Sand blasted, textured and/or burnished metal-leaf
faced dimensional letters, pin mounted from facade.
• Signs mounted to hard canopies, eyebrows or other
projecting architectural elements utilizing screens, grids
or mesh and/or etched, polished, patina or abraded ma-
terials.
Notes: Mixed Media signs are signs employing two or more
illumination and fabrication methods (for example, halo lit
reverse channel letters with exposed neon accents).
Although simple rectangular cabinet signs are generally not
allowed, mixed media signs may be composed of several
elements, one of which may be a cabinet. With the City’s
and Landlord’s approval, complex shaped (i.e. polyhedron)
sign cabinets may be used alone if they incorporate dimen-
sional elements such as punch-thru letters and/or exposed
neon.
Type Styles and Logos:
The use of logos and distinctive type styles is encouraged
for all tenant signs. Sign lettering should be combined with
other graphic and/or dimensional elements denoting the
type of business. The typeface may be arranged in one or
two lines of copy and may consist of upper and/or lower
case letters.
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Prohibited Sign Styles & Elements
• Unadorned rectangular cabinet signs with translucent or opaque faces.
• Temporary wall signs.
• Window signs of any type including box signs hanging in display windows, are
not allowed.
• Gold leaf treatment on windows, box signs and exposed neon window displays
without approval.
• Signs using trim-cap retainers that do no match the color of the letters and logo
returns (polished gold, silver or bronze trim caps are not permitted).
• Pre-manufactured signs, such as franchise signs, that have not been modifi ed
to meet these criteria.
• Paper, cardboard or Styrofoam signs, stickers or decals hung around or behind
storefronts.
• Flashing, oscillating, animated lights and other moving sign components.
• Rooftop signs or signs projecting above roof lines or parapets.
• Advertising or promotional signs on parked vehicles
• Exposed raceway, unless it forms a creative design element of the sign.
Colors:
The following guidelines are for selecting colors for Tenant’s signing. The colors of
the underlying architecture must be considered when choosing sign colors.
• Signs may incorporate regionally and nationally recognized logo colors.
• Sign colors should be selected to provide suffi cient contrast against building
background colors.
• Sign colors should be compatible with and complement building background
colors.
IV. Site Design Guidelines
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IV. Site Design Guidelines
• Sign colors should provide variety, sophistication and excitement.
• Color of letter returns shall match the face of the letter or match the wall sur-
face color.
• Interior of open channel letters should be painted dark when placed against
light backgrounds.
• Accent neon colors should complement related signing elements.
Lighting:
Tenant signs should be creatively illuminated using a variety of lighting techniques.
One or more of the following are allowed:
• Front and halo illuminated channel letter;
• Halo illuminated pin-mounted reverse channel letters;
• Reverse channel neon with silhouette illumination;
• Fiber optics;
• Incandescent light bulbs;
• Internally illuminated signs with seamless opaque cabinets and pushed-thru
lettering and/or neon;
• Cove lighting
Note: Exposed neon tube may not be less than 13mm in diameter.
All front lighting must be baffl ed and obscured from direct visibility with recessed
channels, which are fully integrated into the building facade elements. Decora-
tive shrouds or housing which are custom designed and fabricated to maintain or
enhance the architectural integrity of the building may be used to conceal “off the
shelf” standard fi xtures subject to the City’s and landlord’s approval. Visible stan-
dard (non-custom) “gooseneck” lamps and similar fi xtures will not be approved. All
housings and post for exposed neon signs must be painted to match or comple-
ment the building facade color immediately behind and adjacent to the sign.
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Address Signs:
Varied solutions are encouraged: window addresses, addresses inset in pavement
and address signs on doors or awnings. The following provisions shall apply:
• Each tenant shall provide an address sign at their primary entrance.
• Letter heights shall be 3” minimum and 6” maximum.
• Any building with a double frontage shall have address signs on both frontages.
c. Village Core - Non-Commercial Areas
Two non-commercial (residential and CPF) sign types are approved for use within
the Village Core District. They are described below.
1. Freestanding Monument Signs: Single or double-sided, freestanding monuments
located perpendicular or parallel to the street near a site entrance or on a corner.
2. Wall Mounted Signs: Signs incorporated into entry walls and located on one or
both sides of a site entry.
Allowable sign area shall be as regulated by the CVMC Section 19.60.530 Signs:
CN-Neighborhood Commercial Zone and 19.60 CVMC signs, or as otherwise ap-
proved by the City of Chula Vista.
Submittals
There is a formal process for the design review and approval of signs within the Vil-
lage Core District. This process involves review by the Master Developer and the
City of Chula Vista to determine conformance with these guidelines. In addition, it
shall be the owner or tenant’s responsibility to submit a sign permit application to the
City of Chula Vista, at which time plans will be reviewed by city staff to assure con-
sistency with these sign guidelines and other City codes and ordinances.
IV. Site Design Guidelines
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IV. Site Design Guidelines
Preliminary Design Submittal & Review
The owner or tenant shall submit two (2) sets of preliminary drawings of any
proposed sign to the Master Developer or designated representative for re-
view. The submittal must include:
• Storefront or building exterior elevations at 1/2” scale clearly identifying the
materials and lighting and the size and location of each sign for which a
concept design is being proposed.
• Scaled colored mock-up of the front elevation of each sign type indicating
sizes, materials and lighting techniques.
• Materials, colors, details and form for each sign, as well as its integration
into the overall storefront will be evaluated.
Submittals deemed unacceptable shall be revised and resubmitted before
proceedings with fi nal plans.
Final Design & Working Drawings
Once preliminary designs are approved, the owner or tenant may proceed
with the submittal of fi nal designs and working drawings. A full set of fi nal plans
must be approved by The Master Developer and City of Chula Vista prior to
issuance of a sign permit, if required, pursuant to Chapter 19.60.030 CVMC
(Signs: Intent). No alterations, additions or changes may be made without re-
view and approval by The Master Developer and the City of Chula Vista.
The following plans and information shall be submitted in triplicate:
• Dimensioned scaled drawings depicting front elevations, side views and
sections for all signs (including copy layouts).
• Specifi cations for materials, colors, fi nishes, coatings, type styles, lighting
techniques, means of attachment, structural elements and details.
• Storefront or building elevation showing exact location, size and place-
ment of each sign on the building.
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3. STREET FURNISHINGS
a. General Guidelines
Street furniture, depicted on Exhibit 20, has been selected for the Village 3 Core areas to
provide a continuity of design unique to the Village. Deviations from the approved street
furniture shall be prohibited unless otherwise approved by the Master Developer and the
City of Chula Vista. Street furnishings located within the public right-of-way must meet
with City approval. Street furnishings located in privately owned areas must be approved
by the Master Developer.
IV. Site Design Guidelines
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95
Exhibit 19
Village Core Street Amenities
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96 Exhibit 20Village Core Building Materials & FinishesSee Amendment Exhibit 31.
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97Exhibit 20 continuedVillage Core Building Materials & FinishesSee Amendment Exhibit 31.
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98
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99
Village 3 Core Master Precise Plan
V. Design Review Checklists
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V. DESIGN REVIEW CHECKLISTS
This chapter summarizes the important site planning and design issues for each
of the various Individual Precise Plan areas within the Village 3 Core. It does not
address phasing of development, construction responsibility or other important im-
plementation and site development issues. These issues will arise in the review of
each Design Review Submittal and are addressed in the Village 3 SPA and Public
Facilities Finance Plan and/or other adopted planning documents and agreements.
Revisions to individual site plans may occur during fi nal engineering and design.
The conceptual designs depicted on overall and individual parcel graphics have
been prepared based on the most current information available. Subsequent
changes may be proposed based on changing market conditions and other con-
siderations.
Although the Village Core will function as a unifi ed component of Village 3, spe-
cifi c areas shall incorporate specifi c design concepts based on land use and/or
geographic location. The design of the Village Green site (POS 16 and 17) will be
determined in conjunction with the MU design review process.
Checklists are provided for the following Planning Areas:
1. MU-1
2. MU-2 / CPF-1
3. O-1 & O-2
4. R-13
5. R-14/15
6. R-16
8. R-17
9. S-1
10. P-1
11. CPF-3
V. Design Review Checklists
Refer to Chapter VI, Section 5
for Planning Area. R-19 Checklist
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V. Design Review Checklist
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V. Design Review Checklists
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
See Amendment Chapter
VI, Section 5 for the R-19
Exhibit.
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V. Design Review Checklist
See Amendment Chapter
VI, Section 5 for the R-19
Exhibit.
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
CAMINO ALDEA
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V. Design Review Checklist
CAMINO ALDEA
Village 3 Core Master Precise Plan
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V. Design Review Checklist
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V. Design Review Checklist
CAMINO ALDEA
See Amendment Chapter VI to include PA-
19 Design Review Checklist.
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
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V. Design Review Checklist
CAMINO ALDEA
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V. Design Review Checklist
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V. Design Review Checklist
CAMINO ALDEA
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5/26/2021 PC Agenda Page 496 of 1005
Village 3 Core
Master Precise
Plan Amendment
February 2021
Village 3 Core
Master Precise
Plan
December 2016
5/26/2021 PC Agenda Page 497 of 1005
Village 3 Core
Master Precise
Plan
Prepared By:
Architects Orange
144 N. Orange St.
Orange, CA 92866
Contact: Luan Hu
(714) 639-9860
Hunsaker & Associates
9707 Waples Street
San Diego, CA 92121
Contact: Ryan Martin
(858) 558-4500
Sitescapes
3190B-2 Airport Loop Drive
Costa Mesa, CA 92626
Contact: Rick Polhamus
(949) 644-9370
RH Consulting Group
Ranie@RHConsulting.com
Contact: Ranie Hunter
(619) 823-1494
Applicant / Master Developer:
HomeFed Village III, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Contact: Steve Levenson
(760) 918-8200
Village 3 Core
Master Precise
Plan Amendment
WHA Architects. Planners. Designers
680 Newport Center Drive, Suite 300
Newport Beach, CA, 92660
Contact: Juila Malisos
(949) 250-0607
HomeFed Village III Master, LLC
5/26/2021 PC Agenda Page 498 of 1005
Table of Contents
Village 3 Core Master Precise Plan Amendment | February 2021
TABLE OF CONTENTS
1. INTRODUCTION ..............................................................................123
A. Background And Purpose ..........................................................123
EXHIBIT 21 - VICINITY MAP ......................................................123
EXHIBIT 22 - VILLAGE 3 LAND USE PLAN .............................124
B. Village Core Concept ..................................................................124
C. Design Review .............................................................................124
i. City of Chula Vista - Major Design Review ...................................124
ii. City of Chula Vista - Minor Design Review ...................................125
2. GUIDING PRINCIPLES ...................................................................125
A. Guiding Principles .......................................................................125
EXHIBIT 23 - VILLAGE CORE 10 MINUTE WALK PLAN ........125
EXHIBIT 24 - DESIGN DISTRICTS (AS AMENDED 2021) ......126
B. Village Core Components ...........................................................127
i. Secondary Village District .............................................................127
EXHIBIT 25 - VILLAGE 3 CORE MASTER PRECISE PLAN
ILLUSTRATION ...........................................................................128
3. SITE PLAN ELEMENTS ..................................................................129
A. Secondary Village District ..........................................................129
i. Mandatory Site Plan Elements .....................................................129
EXHIBIT 26 - MANDATORY SITE PLAN ELEMENTS..............130
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Table of Contents
4. SITE DESIGN GUIDELINES ...........................................................131
EXHIBIT 27 - SECONDARY VILLAGE
BUILDING SETBACKS...............................................................131
EXHIBIT 27 CONTINUED - SECONDARY
VILLAGE BUILDING SETBACKS ..............................................132
A. Secondary Village District ..........................................................132
i . Pedestrian / Bicycle / Vehicle Access ...........................................132
EXHIBIT 28 - CORE PEDESTRIAN/
BICYCLE CIRCULATION ...........................................................133
EXHIBIT 29 - VEHICULAR ACCESS .........................................134
EXHIBIT 30 - LIGHTING PLAN ..................................................135
B. General Village Core Area Requirements ..................................136
i. Landscape Architecture ................................................................136
ii. Signage.........................................................................................136
EXHIBIT 31 - VILLAGE CORE BUILDING
MATERIALS & FINISHES ..........................................................137
EXHIBIT 31 CONTINUED - VILLAGE CORE BUILDING
MATERIALS & FINISHES ..........................................................138
5. DESIGN REVIEW CHECKLISTS ....................................................139
Residential Area (R-19) ....................................................................140
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IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
123
1. INTRODUCTION
A. BACKGROUND AND PURPOSE
The Village 3 Master Precise Plan Amendment (2021) modifies land uses in portions of
Village 3, specifically O-1 and O-2. O-1 and O-2 are being re-designated to Secondary
Village District. These amended parcels are combined into one parcel and referred to as
R-19. The intent of this modification is to permit an additional multi-family neighborhood within
the Village Core. Where this Amendment Chapter is silent, the adopted Village 3 Core Master
Precise Plan will apply.
EXHIBIT 21 - VICINITY MAP
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IV. Amendment
124
EXHIBIT 22 - VILLAGE 3 LAND USE PLAN
R-19
R-20
R-6
MPP BOUNDARY: VILLAGE 3 CORE
VILLAGE GREEN DISTRICT
SECONDARY VILLAGE DISTRICT
SINGLE & MULTI-FAMILY NEIGHBORHOODS
B. VILLAGE CORE CONCEPT
This Amendment seeks to maintain the “village” concept that serves as the basic building
block in organizing land uses within Otay Ranch. Villages are separated into two basic
components: a core of more intense land uses, known as the Village Core or Village Green
District, and surrounding residential use areas, known as the Secondary Village District. This
Amendment will modify the land use in the north portion of the Village Core from Office to
residential. An additional residential parcel (R-20) in the southern portion of the plan is added
to the overall Village 3 SPA Plan Area.
C. DESIGN REVIEW
The design review process will remain the same as the adopted Master Precise Plan, except
the unit thresholds for major and minor design review are amended to be consistent with the
amended SPA Plan and Village Design Plan for Village 3.
i. City of Chula Vista - Major Design Review
All proposals for attached residential products within the RM-1 with more than 200 units and
projects within the RM-2 zones, are subject to the Major Design Review process as described
in CVMC Sections 19.14.570 (through 19.14.600).
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IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
125
ii. City of Chula Vista - Minor Design Review
The Minor Design Review process shall be used for the single family detached units on lots
served by courtyards in the RM-1 zone and multi-family detached units with less than 200
units.
2. GUIDING PRINCIPLES
A. GUIDING PRINCIPLES
The amended area of the Village 3 Core will be consistent with the original Master Precise Plan
Secondary Village District Guidelines.
The Village Core will continue to have a mix and intensity of residential, retail, park and public
uses, all within a 10-minute walking distance of each other, but the Office District will be
eliminated. As a result, additional housing opportunities will be made available through the
addition of R-19 to the Village Core.
EXHIBIT 23 - VILLAGE CORE 10 MINUTE WALK PLAN
R-19
10-Minute Walk
10-Minute Walk
MPP BOUNDARY: VILLAGE 3 CORE
VILLAGE GREEN DISTRICT
SECONDARY VILLAGE DISTRICT
SINGLE & MULTI-FAMILY NEIGHBORHOODS
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IV. Amendment
126 EXHIBIT 24 - DESIGN DISTRICTS (AS AMENDED 2021)VILLAGE GREEN DISTRICTSECONDARY VILLAGE DISTRICTSECONDARY VILLAGE DISTRICTSECONDARY VILLAGE DISTRICTSECONDARY VILLAGE DISTRICTSECONDARY VILLAGE DISTRICT5/26/2021 PC Agenda Page 504 of 1005
IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
127
Secondary Village Exhibit (as Amended 2021)
B. VILLAGE CORE COMPONENTS
The Amendment to the Village 3 Core will eliminate the Office District and include two (2)
Design Districts grouped according to their function within the Village Core. The two (2)
Design Districts include:
• Village Green District
• Secondary Village District
Refer to Exhibit 24 - Design Districts (as Amended 2021).
The primary focus of this section is the Village Green District, and how it interacts with the
surrounding land uses of the Secondary Village District. The re-designation of the office parcel
to residential results in additional residents in this area that will contribute to the vibrancy and
success of the adjacent “Main Street.” Furthermore, providing housing close to the Village
Green decreases automobile trips and enhances the pedestrian oriented environment.
i. Secondary Village District
The Amendment will add R-19 to the Secondary Village District (see Exhibit 24 - Design
Districts), consistent with the original design intent of this area. R-19 will feature higher density
multi-family buildings with an extension of the perimeter trail network on the easterly side of
the parcel and provides connections to the Village Pathway and Chula Vista Regional Trail.
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IV. Amendment
128 EXHIBIT 25 - VILLAGE 3 CORE MASTER PRECISE PLAN ILLUSTRATION5/26/2021 PC Agenda Page 506 of 1005
IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
129
3. SITE PLAN ELEMENTS
Certain site plan elements are required to implement community design themes or functions
within the Village 3 Core. The mandatory site plan elements will be consistent with the original
Master Precise Plan.
A. SECONDARY VILLAGE DISTRICT
i. Mandatory Site Plan Elements
The Secondary Village District is comprised of residential parcels R-13, R-14, R-15, R-16 and
R-17. This Amendment adds parcel R-19 and will follow the original intent of this section. See
Exhibit 26 - Mandatory Site Plan Elements.
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IV. Amendment
130
EXHIBIT 26 - MANDATORY SITE PLAN ELEMENTS
Legend
1 Architectural Gateway Element
2 Landmark Building with
Architectural Focal Element
3 Village Landscape accent/
Common Usable Space
4 Enhanced Elevations
5 Secondary Village Landmark
6 Village Pathway
7 Landscape Buffer
8 Vehicle Access Point
9 Plaza Seating
10 Diagonal Parallel Parking
11 Pedestrian Link
12 Promenade Trail
13 Arrival Plaza
14 Orchard Parking
15 Enhanced Elevation with Front
Door Access
16 Passive Gathering Seating Area
17 Planned Transit Stop
3
3
11
7
7
7
8 11
11
11
12
1515
4
6
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131
4. SITE DESIGN GUIDELINES
The purpose of the section to provide the specific additional detailed guidelines for the two (2)
design districts in the Village 3 Core. Provided in this section are modifications associated with
removing the Office District and replacing it with Secondary Village District. Projects will be
evaluated for consistency with the following design elements:
1) Building Design & Siting
2) Pedestrian, Bicycle, Vehicular & Transit Access
3) Urban Character, Architecture & Landscape Architecture
EXHIBIT 27 - SECONDARY VILLAGE BUILDING SETBACKS
R-19 Across Paseo Cultura
PA-19
3 STORY
MULTI-FAMILY
MU-2
VILLAGE
GREEN
DISTRICT
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IV. Amendment
132
EXHIBIT 27 CONTINUED - SECONDARY VILLAGE BUILDING SETBACKS
R-19 Across Corte Nueva
PA-15
3 STORY
MULTI-FAMILY
ROW TOWNHOMES
PA-19
A. SECONDARY VILLAGE DISTRICT
This Amendment is adding parcel R-19 to the Secondary Village District (see Exhibit
24 - Design Districts (as Amended 2021). This District already includes the residential
neighborhoods of R-13, R-14, R-15, R-16 and R-17 and the P-1 Park, S-1 School and CPF-3
sites. R-19 will conform to the previously established guidelines from the adopted Village 3
Core Master Precise Plan.
i . Pedestrian / Bicycle / Vehicle Access
The proposed amended Parcel R-19 is slightly modifying the access to the area. Pedestrian
connectivity has been enhanced due to the form of the buildings, as residential buildings
are more permeable, shorter structures than larger office buildings. This multi-family area
will include a pedestrian trail link to the southern parcels along its easterly boundary and
connections to the Village Pathway and Chula Vista Regional Trail. One vehicle access point
is planned along Corte Nueva; however, additional vehicular access may be provided. Final
vehicular access to be determined during Design Review.
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IV. Amendment
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133
Legend
Village 3 Core Master
Precise Plan Boundary
Regional Trail
Village Pathway
Promenade Trail
Class 2 Bike Lane
Class 3 Bike Lane
Pedestrian Link
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IV. Amendment
134EXHIBIT 29 - VEHICULAR ACCESSLegend
Vehicular Access
Planned Transit Stop
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IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
135EXHIBIT 30 - LIGHTING PLANLegend
Village Green
Lighting District
Special Architectural
Accent Lighting
Arterial Street Lighting
Village Pathway Lighting
Pedestrian Scaled Lighting
Sports Field Lighting
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IV. Amendment
136 96Exhibit 20
Village Core Building Materials & Finishes
B. GENERAL VILLAGE CORE AREA REQUIREMENTS
The following guidelines will cover the proposed modification to remove the Office District and
replace with Secondary Village District. Where these guidelines are silent, the original Village
3 Core Master Precise Plan will apply.
i. Landscape Architecture
This section of the document covers plant, material, site furnishings, and preferred material
choices. This Amendment will remove the requirements for the Office District, and R-19 will
comply with the for Secondary Village District guidelines.
ii. Signage
a. General Guidelines
• All signs must comply with and incorporate all of the standard provisions of CVMC
19.60.050 and the approved Village 3 Planned Sign Program, where applicable.
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IV. Amendment
Village 3 Core Master Precise Plan Amendment | FEBRUARY 2021
13796Exhibit 20
Village Core Building Materials & Finishes96Exhibit 20
Village Core Building Materials & Finishes
EXHIBIT 31 - VILLAGE CORE BUILDING MATERIALS & FINISHES
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IV. Amendment
13897 Exhibit 20 continued
Village Core Building Materials & Finishes
97Exhibit 20 continued
Village Core Building Materials & Finishes
EXHIBIT 31 CONTINUED - VILLAGE CORE BUILDING MATERIALS & FINISHES
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139
5. DESIGN REVIEW CHECKLISTS
Design Review Checklists are important to clearly define site planning and design elements
for each of the various Individual Precise Plan areas within the Village 3 Core. This section
will provide a checklist for R-19.
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IV. Amendment
140
RESIDENTIAL AREA (R-19)
Design District:• Secondary Village District.
Location:• South of Heritage Road, north of Parcels R-14 and R-15 and
northeast of MU-2 site.
Planned Use:• Multi-family residential – Apartment Homes.
Permitted Use:• Per PC District Regulations – RM-2 District.
Mandatory Site Plan Elements:• Design elements and architectural style per Village Design Plan.
• Village Landscape Element/Common Useable Open Space (3).
• Landscape Buffer (7) at interface with Preserve.
Building Design & Siting:• Building shall be a maximum of three stories.
• Buildings to have enhanced architectural treatment along
Heritage Road, Paseo Cultura and Corte Nueva (4).
• Building design shall be compatible with Transitional Farmhouse,
Spanish and Ranch architectural styles.
• Building construction should utilize sustainable materials/
features where possible/feasible.
Pedestrian Access:• Pedestrian connection(s) (11) to R-14/15 neighborhoods,
wherever possible.
• Pedestrian connections (11) to adjacent Paseo Cultura and
Corte Nueva, wherever possible.
• Pedestrian connection to Village Promenade (12) along Paseo
Cultura, wherever possible.
Vehicular access:• Vehicular access (8) via Corte Nueva.
• Secondary vehicular may be included as determined during
design review.
Transit Access:• No requirements.
Urban Character:• No requirements.
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141
Legend
1 Architectural Gateway Element
2 Landmark Building with
Architectural Focal Element
3 Village Landscape accent/
Common Usable Space
4 Enhanced Elevations
5 Secondary Village Landmark
6 Village Pathway
7 Landscape Buffer
8 Vehicle Access Point
9 Plaza Seating
10 Diagonal Parallel Parking
11 Pedestrian Link
12 Promenade Trail
13 Arrival Plaza
14 Orchard Parking
15 Enhanced Elevation with Front
Door Access
16 Passive Gathering Seating Area
17 Planned Transit Stop
3
3
11
7
7
7
8 11
11
11
12
1515
4
6
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897079.03/SD
256583-00002/3-15-21/jac/scn -1-
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF CHULA VISTA
276 Fourth Ave.
Chula Vista, CA 91910
Attention: City Clerk
(Space Above For Recorder's Use)
SECOND AMENDMENT TO RESTATED AND AMENDED PRE-ANNEXATION
DEVELOPMENT AGREEMENT
This SECOND AMENDMENT TO RESTATED AND AMENDED PRE-ANNEXATION
DEVELOPMENT AGREEMENT (the "Second Amendment") is entered into and effective as of
______________________, 2021 (the “Effective Date”), by and between HOMEFED VILLAGE
III MASTER, LLC, a Delaware limited liability company and HOMEFED OTAY LAND II, LLC,
a Delaware limited liability company (the “Owner”) and the CITY OF CHULA VISTA, a political
subdivision of the State of California (the “City”).
RECITALS
A. On or about March 18, 1997, City and SNMB, LTD. entered into that certain
Amended and Restated Pre-Annexation Development Agreement ("Development Agreement") as
approved by the City of Chula Vista by Ordinance No. 2700 and on file with the Chula Vista City
Clerk’s office as Document No. C097-014.
B. SNMB, LTD. subsequently transferred its interest in the Development Agreement
to JJJ&K Investments Two, LLC, OV Three Two LLC and RR Quarry, LLC, which in turn
transferred its interests in the Development Agreement to SSBT LCRE V, LLC, a Delaware
limited liability company (“SSBT”). SSBT subsequently transferred its interest in the
Development Agreement to HomeFed Village III, LLC, a Delaware limited liability company,
which in turn transferred its interest in the Development Agreement to Owner. Said Owner’s
property being described on Exhibit A and Exhibit B attached hereto and incorporated herein by
this reference.
C. On or about December 16, 2014, City and Owner entered into that certain First
Amendment to Restated Amended Pre-Annexation Development Agreement recorded in the San
Diego County Recorder’s Office on January 14, 2015 as Document No. 2015-0015682.
D. The property subject to the Development Agreement is part of a master-planned
community subject to the Otay Ranch General Development Plan (“GDP”) and Village 3 North
and a Portion of Village 4 Sectional Planning Area (“SPA”) Plan, approved by the City in 2014
and amended in 2016 (“2016 SPA”), and commonly known as “Village 3 North.” Adjacent land
not subject to the Development Agreement is also part of the GDP and within the Villages 2, 3 and
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a Portion of Village 4 SPA Plan approved by the City in 2006 (“2006 SPA”) and commonly known
as the “FlatRock Parcel.”
E. City and Owner wish to further amend the Development Agreement as set forth
herein.
F. The City seeks to facilitate the creation of high-quality jobs and economic growth
within the SR-125 corridor through development of sites within the University Innovation District
SPA, Millenia (formerly Eastern Urban Center) SPA, the Otay Ranch Village 9 SPA, Otay Ranch
Village 8 East SPA and/or the Otay Ranch Village 10 SPA by attracting industries and businesses
that can accommodate high technology and large manufacturing businesses or academic,
institutional, and innovation-related businesses that contribute to the diversification and
stabilization of the local economy (“Economic Development Uses”).
G. The City also seeks to expedite the construction of much needed rental and for-sale
housing to respond to a broadly recognized shortfall of housing supply.
H. The Owner proposes to amend the Chula Vista General Plan and the Otay Ranch
General Development Plan (“GDP”) to change the existing General Plan land use designations on
portions of the property subject to the Development Agreement from Office & Professional to
Residential High and from Residential Medium to Residential Medium High designations.
Concurrently, the owner of the FlatRock Parcel proposes General Plan and GDP changes to the
existing designation on portions of its property from Research & Limited Industrial to Residential
Medium High. The Owner further proposes to amend the Village 3 North and a Portion of Village
4 Sectional Planning Area (“SPA”) Plan and two new tentative maps consistent with the GDP
described above. Collectively, these amendments and tentative maps (“Entitlements”) enable and
accelerate development of housing opportunities for City residents in newly established residential
neighborhoods with retail and community amenities. Owner is proposing to utilize existing,
unallocated, and unused units previously approved within Village 3 as well as previously approved
units to be transferred from Village 9 to Village 3. No new residential units are proposed.
I. Moreover, the Owner proposes a financial contribution to the City to be used
toward Economic Development Uses to advance City interests, addressed above, and serve the
public by attracting high-quality job producing businesses and educational anchor institutions.
J. The commitments of the Owner made in this Agreement allow the City to realize
significant economic, social, or other public benefits.
K. Unless otherwise defined herein, capitalized terms as used herein shall have the
same meaning as given thereto in the Development Agreement.
NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants
hereinafter contained and for other good and valuable consideration, the receipt and sufficiency of
which is hereby acknowledged, Owner and City agree as follows:
1. Term. The following language shall be added after the phrase "twenty (20 years"
and before the phrase "(the term)" in the fourth sentence of Section 3 of the Development
Agreement:
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“from ______, 2021, the effective date of this Second Amendment.”
2. Owner’s Financial Contribution. Not later than ninety (90) days from the later to
occur of the following: (i) the date of written request of City following the Eeffective dDate of the
Second Amendment, and (ii) the expiration of all applicable statutes of limitations within which
to file legal challenges to the Second Amendment, GDP and Entitlements concurrently approved
by the City in connection therewith, with no such legal challenges having been filed, Owner shall
contribute one million dollars ($1,000,000) to the City, which funds shall be used exclusively for
Economic Development Uses (the “Initial Contribution”). Thereafter, Owner shall contribute an
additional three million dollars ($3,000,000) to the City not later than thirty (30) days from the
City’s written notice of the sooner to occur of the following: (i) the City’s issuance of the 224th
certificate of occupancy to Owner for Otay Ranch Village 3, Neighborhood R-19, or (ii) the
commencement of construction of an Economic Development Use as defined above and enacted
by an action of the City Council (the “Remaining Contribution”). In any case, the Remaining
Contribution shall not be paid to City sooner than eighteen (18) months offrom the eEffective
dDate of this Agreement. If the Remaining Contribution has not been paid to City within thirty-
six (36) months of the eEffective dDate of this Agreement, then the Remaining Contribution shall
accrue compound interest at a rate of two percent (2%) per annum, until the date payment is
remitted to the City. Any and all funds contributed to the City pursuant to this Agreement,
including interest accrued thereon, shall be used exclusively for Economic Development Uses. as
mutually agreed upon by Owner and City. Expenditures toward Economic Development Uses
shall be at the City’s sole and absolute discretion and shall be subject to approval of the Chula
Vista City Council. City and Owner agree that a minimum of one million dollars ($1,000,000)
shall be used for the future planning, engineering or marketing costs associated with development
of University and Innovation District land.
3. No Further Modification. Except as set forth in this Second Amendment, all of the
terms and provisions of the Development Agreement shall remain unmodified and in full force
and effect.
[Remainder of page intentionally left blank]
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IN WITNESS WHEREOF, this Second Amendment to Restated and Amended
Pre-Annexation Development Agreement has been executed as of the day and year first above
written.
CITY OF CHULA VISTA, a political
subdivision of the State of California
By:
Mary Salas, Mayor
Attested By:
Kerry K. Bigelow, City Clerk
APPROVED AS TO FORM
Glen R. Googins, City Attorney
HOMEFED VILLAGE III MASTER, LLC, a
Delaware limited liability company
By:
Name:
Title:
HOMEFED OTAY LAND II, LLC, a
Delaware limited liability company
By:
Name:
Title:
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT “A”
-1-
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EXHIBIT “A”
-2-
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EXHIBIT “A”
-3-
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EXHIBIT “B”
-1-
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RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF CHULA VISTA
276 Fourth Ave.
Chula Vista, CA 91910
Attention: City Clerk
(Space Above For Recorder's Use)
SECOND AMENDMENT TO RESTATED AND AMENDED PRE-ANNEXATION
DEVELOPMENT AGREEMENT
This SECOND AMENDMENT TO RESTATED AND AMENDED PRE-ANNEXATION
DEVELOPMENT AGREEMENT (Second Amendment) is entered into and effective as of
_______________, 2021, by and between OTAY LAND COMPANY, LLC, a Delaware limited
liability company, HOMEFED VILLAGE 8, LLC, a Delaware limited liability company,
FLATROCK, LAND COMPANY, LLC, a Delaware limited liability company (the “Owner”) and
the CITY OF CHULA VISTA, a political subdivision of the State of California (the “City”).
RECITALS
A. On or about May 12, 1997, City and The Otay Ranch, L.P., a California Limited
Partnership (the "Original Owner") entered into that certain Restated and Amended Pre-
Annexation Development Agreement (the “Development Agreement”) recorded in the San Diego
County Recorder's Office on May 12, 1997, as Document No. 1997-0219970.
B. Pursuant to sections 2.6, 15.1 and 16.1 of said Development Agreement, Owner
acquired its interest in portions of the property subject to the Development Agreement, said
property being described on Exhibit A and Exhibit B attached hereto and incorporated herein by
this reference.
C. On or about September 9, 2014, City and Owner entered into that certain First
Amendment to Restated and Amended Pre-Annexation Development Agreement recorded in the
San Diego County Recorder’s Office on October 15, 2014 as document no. 2014-0446474.
D. City and Owner wish to further amend the Development Agreement as set forth
herein.
E. Unless otherwise defined herein, capitalized terms as used herein shall have the
same meaning as given thereto in the Development Agreement.
NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants
hereinafter contained and for other good and valuable consideration, the receipt and sufficiency of
which is hereby acknowledged, Owner and City agree as follows:
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1. Term. The following language shall be added to the end of the last sentence of the
first full paragraph of Section 3 of the Development Agreement:
"from ______, 2021, the effective date of this Second Amendment.”
2. No Further Modification. Except as set forth in this Second Amendment, all of the
terms and provisions of the Development Agreement shall remain unmodified and in full force
and effect.
IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first
above written.
CITY OF CHULA VISTA, a political
subdivision of the State of California
By:
Mary Salas, Mayor
Attested By:
Kerry K. Bigelow, City Clerk
APPROVED AS TO FORM
Glen R. Googins, City Attorney
OTAY LAND COMPANY, LLC, a Delaware
limited liability company
By:
Name:
Title:
HOMEFED VILLAGE 8, LLC, a Delaware
limited liability company
By:
Name:
Title:
FLATROCK LAND COMPANY, LLC, a
Delaware limited liability company
By:
Name:
Title:
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document.
State of California )
County of ______________________ )
On _________________________, before me, ,
(insert name of notary)
Notary Public, personally appeared ,
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
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EXHIBIT “A”
-1-
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EXHIBIT “A”
-2-
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EXHIBIT “A”
-3-
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EXHIBIT “A”
-4-
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EXHIBIT “A”
-5-
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EXHIBIT “A”
-6-
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EXHIBIT “A”
-7-
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EXHIBIT “A”
-8-
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EXHIBIT “B”
-1-
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OTAY RANCH VILLAGE 3 AND VILLAGE 9 AMENDMENTS
Errata
PAGE REFERENCE DESCRIPTION
CHULA VISTA GENERAL PLAN
LUT-47 Figure 5-12 – General Plan Land
Use Diagram
Modify land use designations on three Village
3 parcels:
Professional & Office Commercial to
High Residential (R-19)
Medium Residential to Medium-High
Residential (R-6)
Research & Limited Industrial to
Medium High Residential (R-20)
LUT-59 Table 5-6 – Land Use Distribution
(Acreages) in 2030
Update land designations with the “East Chula
Vista Subareas” to reflect proposed Village 3
amendment
LUT-60 Table 5-7 – General Plan Land Use
in 2030
Update dwelling units and acreage to reflect
proposed Village 3 amendment
LUT-253 Figure 5-43 – Otay Ranch Subarea
- Western District
Update diagram to reflect amended land use
designations within Village 3
OTAY RANCH GENERAL DEVELOPMENT PLAN
II-81 – II-84 Village 3 Description, Exhibit 42 –
Three Village Three Land Use
Table, Exhibit 43 – Village 3 Land
Use Map
Update Village 3 description, land use
statistics and land use map
II-113 – II-116 Village 9 description and Exhibit
54a – Village Nine Land Use Table
Update Village 9 description and land use
statistics
VILLAGE 3 & A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA (SPA) PLAN
Chapter I - Introduction
Overall
Revisions
Eliminate references to Village 3 “North”
where applicable
Update all SPA Exhibits to extend SPA
Boundary to include FlatRock Parcel and
update land use designations for R-6, R-
19 and R-20
Update Project statistics throughout SPA
Plan
Update references to SPA Appendices and
technical reports
Chapter II – Development Concept
15-22 Exhibits 2-5, Table 1 Update exhibits, table and text to reflect
revised Village 3 land uses and SPA boundary
Chapter III - Circulation
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PAGE REFERENCE DESCRIPTION
27 III. Circulation Update reference to Chula Vista Standard
Construction Drawings
52 F. Transit Planning Principles Update reference to the adoption of the
SANDAG San Diego Forward RTP
58 Village Trail Expand text to describe physical location of
the Village Trail
62 H. Bicycle Circulation Update description of Bicycle Lanes/Routes
Chapter IV - Grading
73-75 Exhibits 27, 28, 29 Update to include FlatRock Parcel
development area grading
Chapter V – Parks, Recreation, Open Space & Trails Master Plan
83-84 3. Park Requirements Update park requirements, statistics in text
and Table 3
92 Table 4: Estimated Conveyance
Requirements
Update conveyance estimate to reflect revised
Village 3 development area
93 5. SPA Open Space Update open space requirement calculation
Chapter VI – Community Purpose Facility Master Plan
99 A. Introduction Update reference to CPF ordinance
100, 102 B. CPF Requirement Update CPF calculation and existing Village 3
CPF land uses
Chapter VII – Development Phasing
111 Table 5 – Conceptual Phasing Update to reflect Village 3 land use revisions
Chapter VIII – Public Facilities
116 2. Potable Water Demand Update water demand to reflect Village 3 land
use revisions
119 C. Sewer Service Update sewer generation to reflect Village 3
land use revisions
125 F. Schools Update student generation per current
generation rates and to reflect Village 3 land
use revisions
Chapter IX – GDP Compliance
137-138 Table 6: Village 3 Land Use Update table and text to reflect revised Village
3 land uses
VILLAGE 3 AND A PORTION OF VILLAGE 4 PLANNED COMMUNITY DISTRICT REGULATIONS
Chapter I - General Provisions
2 Table I - SPA Zoning Districts Eliminate “O” Office District
Update density range for RM-2 to 18-27
dus/ac
Chapter II – Zoning District Map
8 Exhibit 1 – Zoning District Map Expand boundary to include R-20 and update
zoning designation for Parcels R-6, R-19 and
R-20
Chapter III – Residential Districts
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PAGE REFERENCE DESCRIPTION
11 B. Residential District
Categories/Intent
Update description of RM-2 density range
12 Table 2: Residential Permitted
Uses
Update references to ADUs
30-31 Accessory Dwelling Units Update text per State requirements
Chapter V – Industrial and Office Districts
Update text and tables to eliminate office use
SPA PLAN APPENDICES
Village 3 Design Plan – Appendix A
Update to reflect revised Village 3 land uses
Business Park Guidelines –Appendix B
No changes
Supplemental PFFP - Appendix C
Supplemental prepared to address revised
Village 3 land uses
Preserve Edge Plan –Appendix D
Update to incorporate R-20 into plan and
incorporate updated edge conditions
Fire Protection Plan Amendment –Appendix E
Update to incorporate R-20 into plan and
address current City of Chula and Fire Code
updates
Affordable Housing Program –Appendix F
Update to reference adopted Village 3
Balanced Communities Affordable Housing
Agreement, performance on providing
affordable units in Village 3 and Village 8
West and remaining affordable obligation
Air Quality Improvement Plan –Appendix G
Update AQIP to reflect current City of CV
requirements and revised Village 3 land uses
Water Conservation Plan Update –Appendix H
Update to reflect revised Village 3 land uses
Non-Renewable Energy Conservation Plan Update –Appendix I
Update to reflect current City of CV
requirements and revised Village 3 land uses
Agriculture Plan –Appendix J
No changes
VILLAGE 3 MASTER PRECISE PLAN AMENDMENT
Update to eliminate references to Village 3
“North” and office use and update land use
and design elements for R-19 MF residential
parcel
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PAGE REFERENCE DESCRIPTION
VILLAGE 9 SPA PLAN
Chapter 2 – Development Concept
2-5 Table 2.1: Site Utilization
Summary
Reduce authorized units in Parcel D from 448
to 409 and reduce the overall total for Village
9 from 4,000 to 3,959 DUs
VILLAGE 9 AND A PORTION OF PLANNING AREA 12 TENTATIVE MAP (CVT 09-05)
Sheet 1 Lotting Summary Table Reduce authorized units in Parcel D from 448
to 409 and reduce the overall total for Village
9 from 4,000 to 3,959 DUs
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I. General Provisions
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN PLANNED COMMUNITY DISTRICT REGULATIONS
Otay Ranch Village 3 and a Portion of Village 4 I. General Provisions
March 2021 Page 1
A. PURPOSE & SCOPE
The Village 3 and a Portion of Village 4 Planned Community District
Regulations are intended to:
• Protect and promote the public health, safety and welfare of
the people of the City of Chula Vista.
• Safeguard and enhance the appearance and quality of
development in the Village 3 and a Portion of Village 4
Sectional Planning Area (SPA) Plan of the Otay Ranch
General Development Plan (GDP) area.
• Provide the social, physical and economic advantages
resulting from comprehensive and orderly planned use of
land resources.
• Ensure the SPA Plan is prepared and implemented in
accordance with the Otay Ranch GDP.
• Implement the Chula Vista General Plan for the East Area
Plan.
• Promote the orderly planning and long term phased
development of Village 3 and a Portion of Village 4 of the
Otay Ranch GDP area.
• Establish conditions which will enable the SPA to exist in
harmony within the larger Otay Ranch community.
B. PRIVATE AGREEMENTS
The provisions of this ordinance are not intended to abrogate any
easements, covenants, or other existing agreements which are more
restrictive than the provisions contained within this ordinance.
C. CONFLICTING ORDINANCES
Whenever the provisions of this ordinance impose more, or less,
restrictive regulations upon construction or use of buildings and
structures, or the use of lands/premises than are imposed or required
by other ordinances previously adopted, the provisions of this
ordinance or regulations promulgated hereunder shall apply.
D. ESTABLISHMENT OF ZONING DISTRICTS
In order to classify, regulate, restrict and separate the use of land,
buildings and structures, and to regulate and limit the type, height
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN PLANNED COMMUNITY DISTRICT REGULATIONS
Otay Ranch Village 3 and a Portion of Village 4 I. General Provisions
March 2021 Page 2
and bulk of buildings and structures in the various districts, and to
establish the areas of yards and other open space areas abutting and
between buildings and structures, and to regulate the density of
population, the Village 3 and a Portion of Village 4 SPA is hereby
divided into the following Zoning Districts:
Table 1 - Village 3 and a Portion of Village 4 SPA Zoning Districts
Definitions
SYMBOL GENERAL DESCRIPTION
SF-4 Single Family Four: District which permits single family
detached housing at densities < 11 units/acre.
RM-1
Residential Multi-Family One: District which permits
housing ranging from 11 to 18 units/acre including small
lot single family detached, alley, duplex, townhouse, row
house, courtyard/cluster and stacked flats product types.
RM-2 Residential Multi-Family Two: District which permits
attached housing at densities 18-27 units/acre.
MU-1
Mixed Use/Residential: District within the Village Core
which permits neighborhood-serving commercial uses
with residential above/behind. Transfer of residential uses
into this district may be permitted above or connected to
the commercial uses.
CPF
Community Purpose Facility: District which permits uses
established pursuant to the Community Purpose Facilities
requirements of the P-C Planned Community Zone.
I
Industrial: District which permits industrial, light
manufacturing, warehousing, flexible use buildings, and
public utilities. Very limited amounts of restaurant, retail
and office oriented use are also permitted.
P
Parks: District which permits allowable open space and
park uses including community parks, neighborhood parks,
pedestrian parks, town squares, and private parks.
OS-1
Open Space One: District which permits developed or
usable open space and park uses, and may include
naturalized open space.
OS-2
Open Space Two: District which permits natural,
undisturbed and/or restored open space which is part of the
Otay Ranch Preserve.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN PLANNED COMMUNITY DISTRICT REGULATIONS
Otay Ranch Village 3 and a Portion of Village 4 I. General Provisions
March 2021 Page 3
Adoption of Zoning Districts Maps
Land Use Districts and boundaries are established and adopted as
shown, delineated and designated on the Exhibit 1, Village 3 and a
Portion of Village 4 Zoning District Map. This map, together with
all notations, references, data, district boundaries and other
information thereon, are made a part of the Village 3 and a Portion
of Village 4 SPA Plan and adopted concurrently herewith. The
boundaries are intended to align with physical and legal features such
as property boundaries, top or toe of slopes, and streets. Refinements
to these boundaries are expected during the detail planning and
design phases and will not require an amendment providing the
refinement does not alter the intent.
E. DEFINITIONS OF TERMS
For the purposes of this ordinance, certain words, phrases and terms
used herein shall have the meaning, assigned to them by Title 19 –
Zoning & Specific Plans of the City of Chula Vista Municipal Code.
The following additional definitions are provided specifically for the
Village 3 SPA:
Accessory Second Unit: An independent residential living area, also
commonly referred to as a "Granny Flat", is an accessory use to a
primary single family residential use, with cooking facilities and
bath, that occupies the same single family detached lot as the main
residence, and is intended to provide affordable rental housing in
single family detached neighborhoods.
California Room: The California room provides a transition from
indoor to outdoor environments and may include options such as a
built-in fireplace, pre-wired lighting or fan fixtures for comfort and
entertaining. The California room is typically access through sliding
doors at the rear or side of the home and the space acts as a transition
to the backyard and the entertaining opportunities there. The area is
notched into the main dwelling with a solid roof integral to the home.
This area may be used to satisfy all or a portion of the Private Useable
Open Space requirement, subject to Development Services Director
review/approval.
Hollywood Drive: A driveway which leads to a garage located
behind the front elevation of the main residence, often narrow and
sometimes consisting of two paved driving strips with enhanced
hardscape or turf between.
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Otay Ranch Village 3 and a Portion of Village 4 I. General Provisions
March 2021 Page 4
Porch: A structure attached to the front and/or side of the main
dwelling, has a minimum of two open sides, is covered by a roof and
oriented towards the street.
Semi-private Courtyard: An outdoor seating area that may project
into the front yard setback, oriented to the house entry; and
surrounded on three sides by either the building or low walls/fences.
Veranda: A roofed open structure attached to the exterior of a
residence creating a wrap-around style porch, typically orienting to
both the front and side streets of a corner lot. Said porch/veranda
element will encroach into the sight distance triangle.
Neighborhood: A Neighborhood is a land use area identified on the
Site Utilization Plan in the Specific Planning Area Plan (SPA) as a
Parcel. References to Parcel or Neighborhood are interchangeable
within the Village 3 SPA Plan and its component documents.
When consistent with the context, words used in the present tense
include the future; words in the singular number include the plural;
and those in the plural number include the singular. The word "shall"
is mandatory; the word "may" is permissive.
Any aspect of zoning regulation within Village 3 SPA not covered
by these district regulations or subsequent plan approvals shall be
regulated by the applicable section of the Chula Vista Municipal
Code (CVMC).
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II. Zoning District Map
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A. PURPOSE
This Chapter consists of the Zoning District Map for Village 3 and a
Portion of Village 4 included as Exhibit 1. The original, official
Zoning Districts Map shall be kept on file with the City Clerk and
shall constitute the original record. Copies of said map shall also be
filed with the City Planning Department.
b. ZONING DISTRICT BOUNDARIES
The Zoning District boundaries shown on the map coincide with
proposed streets, alleys or lot lines. Minor amendments to these
boundaries resulting from the relocation of a boundary street, alley
or lot line by the approval of a tentative or final subdivision map shall
be incorporated in the Zoning Districts Map as an administrative
matter.
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Exhibit 1
Village 3 and a Portion of Village 4 Zoning District Map
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III. Residential Districts
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A. PURPOSE
The purpose of the Village 3 Residential Districts is to achieve the
following:
To implement the residential policies of the Otay Ranch General
Development Plan.
• To reserve appropriately located areas for family living at a
range of dwelling unit densities consistent with the Otay
Ranch GDP and with sound standards of public health, safety
and welfare.
• To ensure adequate light, air, privacy and open space for each
dwelling unit.
• To minimize the effects of traffic congestion and to avoid the
overloading of public services and utilities by phasing
construction of buildings in relation to the land area around
them and available infrastructure.
• To protect residential properties from noise, illumination,
unsightliness, odors, smoke and other objectionable
influences.
• To facilitate the provision of utility service and other public
facilities commensurate with anticipated population,
dwelling unit densities and service requirements.
B. RESIDENTIAL DISTRICT CATEGORIES/INTENT
Two basic residential unit types are anticipated in the Village 3: small
lot single family detached homes and attached/multi-family homes.
One single family land use district, SF-4, is utilized to distinguish single
family detached neighborhoods from multi-family attached
neighborhoods. Two attached/detached multi-family districts are also
established, RM1 and RM-2. The RM-1 district is intended to
accommodate small lot single family detached and attached and multi-
family units ranging from duplexes to townhouses, as well as innovative
detached housing products, falling in the range of 11 to 18 dwelling
units per acre (du/ac). The typical housing product in the RM-2 district
is expected to have stacked units and group parking which would be
expected at densities of 18-27 dus/ac. The Otay Ranch General
Development Plan authorizes small lot single family detached in multi-
family designations.
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C. PERMITTED AND CONDITIONAL USES
The matrix of land uses on the following pages indicates the relative
permissive status using the following symbols:
"P" = Permitted.
"C" = Permitted subject to Conditional Use Permit.
"A" = Permitted subject to Administrative Approval.
"N" = Use Not Permitted.
Table 2 – Permitted Use Matrix – Residential Districts
Residential Uses: SF-4 RM-1 RM-2
Single-family dwelling, detached P P A
Single-family dwelling, attached A P P
Mobile home which is certified under the
National Mobile Home Construction and
Safety Standards Act of 1974 on individual lots
P P P
Group residence or residential dwelling,
operated by an organization, association or
individual with a paid professional staff, uses
may include, but are not limited to, boarding or
rooming homes, dormitories and retirement
homes
N C C
Multiple dwellings (3 units and above) N P P
Townhouse dwellings N P P
Accessory Dwelling Unit (see Use
Section/subject to Section 19.58.022 CVMC –
Uses: Accessory Building) 1
P P P
All types of horticulture P P P
Agricultural crops A A A
Community garden A A A
Daycare center and nursery schools N N C
Essential public services, including but not
limited to, library, museum, park, public works
facility and other civic uses.
A A A
Family daycare home, large (subject to Section
19.58.147 CVMC – Uses: Family Daycare
Homes, Large)
A A A
1 Permitted pursuant to State Government Code Section 65852.2 and 65852.22.
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Residential Uses: SF-4 RM-1 RM-2
Public safety facility such as police or fire
station A A A
Public utility and public service sub-stations,
reservoirs, pumping plants and similar
installations
P P P
Private educational facilities, including but not
limited to, elementary schools, secondary and
high schools and adult schools.
C C C
Recreation facility less than 2 acres in size A A A
Recreation facility over 2 acres in size C C C
Private or Common Useable Open Space
/Recreation Facility P P P
Home occupations (subject to "Home
Occupations" Section) A A A
Model homes (subject to Temporary Uses
Section) A A A
Accessory uses and accessory buildings
customarily appurtenant to a permitted use
(subject to Section 19.58.20 CVMC – Uses:
Accessory Building)
P P P
Other temporary uses as prescribed in
Temporary Uses Section A A A
Temporary tract offices and tract signs (subject
to Temporary Uses Section) A A A
Unclassified uses (subject to Chapter 19.54
CVMC – Unclassified Uses) C C C
D. RESIDENTIAL PROPERTY DEVELOPMENT STANDARDS
1. Design Goals, Principals, and Guidelines
The residential property development standards are intended to
implement specific design goals and principles established in the Otay
Ranch GDP. The intent of the GDP village concept land use goals are
to “produce a cohesive pedestrian friendly community that encourages
non-vehicular trips and fosters interaction amongst residents.” To
implement this goal, the land use policies encourage a pedestrian scale
and a pedestrian friendly village environment.
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Pedestrian-oriented development in residential neighborhoods has
several basic components. In single-family neighborhoods, homes may
be located closer to the sidewalk and have pedestrian-oriented features
such as porches, courtyards and other seating areas to promote
interaction between neighbors and provide focus on the street.
“Veranda” style porches on corner lots, balconies and semi-private
courtyards further promote this interaction.
The appearance of garage doors fronting on the street should be
minimized through a variety of design solutions. For example, living
space in residences can be located forward of the garage on a lot so that
the view from the street is the architectural design of the building, not
the garage door. The pedestrian street experience is enhanced by
limiting curb cut widths, thereby reducing driveway paving and
increasing landscaping across the front of the residential lots.
“Hollywood” driveways are another recommended design solution.
Hollywood driveways are often narrow (sometimes consisting of two
pavement strips separated by turf or decorative landscape) and lead to
garages that are deeply recessed behind the front elevation of the
residence.
Entries to the residences should be visible from the street and must have
strong architectural features facing the street that enhance the pedestrian
experience. Walkways that provide direct access from the front door to
the sidewalk instead of the driveway emphasize the pedestrian
orientation of the house to the street. Side street entry garages separate
the pedestrian-oriented front of the house from the auto entrance. In
some neighborhoods, access to garages is provided from 20’ wide
alleys, improving the streetscape by eliminating garages along front
elevations.
Multi-family neighborhoods surrounding the Village Core must be
designed to enhance the Core as a focal point, discourage use of
automobiles and create a “walkable,” inviting environment, both within
and outside the boundaries of the development. Pedestrian-oriented
features include orienting the front doors toward the streets, plotting the
buildings so garages are not visible from the public or commonly used
streets; integrating strong, well designed pedestrian connections to the
public or commonly used streets and adjacent trail systems; providing
well designed, inviting common usable open space areas and unique,
yet compatible, architecture.
These design features are intended to apply to both single-family and
multi-family developments. The intent of PC District Regulations is to
fully implement these types of design features for every neighborhood
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within the Village. For further understanding of these goals, refer to the
Village Design Plan and the Master Precise Plan(s).
2. General Standards
The general standards found in this section are based on the Otay Ranch
General Development Plan. Where the Specific Standards listed below
are silent on an issue, the Zoning Administrator is authorized to define
a standard based on the Otay Ranch GDP, the Chula Vista General Plan,
Zoning Ordinance, Design Manual and/or Landscape Manual, as may
be appropriate. Site planning for multi-family neighborhoods adjacent
to the Preserve are subject to MSCP adjacency guidelines, the Preserve
Edge Plan and Fire Protection Plan. Any uses proposed within the 100’
Preserve Edge will be reviewed in conjunction with the Major Design
Review process and are subject to review and approval of the
Development Service Director.
3. Specific Standards
The following Property Development Standards shall apply to all land
and buildings, other than accessory buildings, permitted in their
respective residential land use district. The use of the symbol "DR"
indicates that the standard is established through Zoning Administrator
(ZA) approval or the Design Review process.
Dimensions and standards are minimums, and minor variations may be
permitted subject to Administrative Design Review or tract map
approval. Lot widths and depths are typical minimums but may vary
slightly with irregularly shaped lots and site-specific conditions. Refer
to Section 9 Administrative Procedures, for further information
regarding processing requirements.
The GDP/SPA Plan identifies the school as having an alternative land
use of Residential.
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Table 3 – Property Development Standards – Residential Districts
Land Use Districts
SF-4 RM-1 RM-2 Notes
Lot Criteria
Minimum Lot Area (Square
Feet) 2,400 DR DR Lot sizes within SF-4 may be reduced
with Design Review approval.
Maximum Lot Coverage See Table 4b See Table
4b DR
Minimum Lot Depth (Feet) 60 DR DR
Minimum Lot Width (Feet)
Measured at setback line 40 DR DR Lot width may be reduced for alley
and z-lot plans.
Flag lot street frontage 20 DR DR 20’ Private Driveways may serve up
to six residences.
Knuckle or cul-de-sac street
frontage 20 DR DR
Building Heights
Maximum Building Height
(feet) 35
45
3-story
max
60
3-
story
max
Yards & Setbacks
Minimum Front Yard Setback (Feet)
To side entry (swing in)
garage with or without
residential above
7 DR DR
To main residence 7 (min) DR DR
To garage Either 7 or min
17
To porch, patio, entry
feature, or veranda 4 DR DR
Minimum 66%, depending on number
of models, shall have at least one
pedestrian oriented feature (see Page
23).
To semi-private courtyard 3 DR DR
To front entry garage 17 DR DR Or minimum front yard setback must
be 7’ exactly
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Table 3 – Property Development Standards – Residential Districts (continued)
Land Use Districts
SF-4 RM-1 RM-2 Notes
Minimum Side Yard Setback (Feet)
To adjacent residential lot 3.25 DR DR
May be reduced for Zero Lot Line or
Z Lot concepts.
Minimum 3.25’ setback may only be
implemented on one side of home.
Wherever the 3.25’ setback occurs,
there will always be a minimum of 4’
useable space on the opposite side of
that same home, with a minimum of
7.25’ between homes. (See Exhibit
2a)
Distance between detached
residences 7.25 DR DR
May be reduced to zero for certain
building types. Refer to Village
Design Plan.
To porch, patio or veranda
on corner lot 4 DR DR Measured from back of sidewalk.
Minimum Rear Yard Setback (Feet)
To main residence 5/15 DR DR
Five foot setback may only apply to
50% of the lot. Minimum 15 foot
setback applies to 50% of the lot.
Second story (and above) may project
3 feet into rear yard setback where
Rear Yard setback is a minimum of
10’.
To California Room 5 DR DR
Five foot setback may only apply to
50% of the lot. See additional
California Room development
standards beginning on Page 24.
To garage off an alley 4 DR DR Second story (and above) may project
2 feet into rear yard setback.
Parking Spaces per Unit – See Chapter VIII, Parking Regulations
Design Review (DR) – See Chapter XI, Implementation & Administration C.2.a. Design Review
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Exhibit 2a
Single Family Detached Residential Minimum Side Yard Setbacks
Not to Scale
4. Pedestrian Oriented Features
Sixty six percent (66%) of all homes within single family detached
neighborhoods (SPA Neighborhoods) shall have at least one of the
following pedestrian oriented features: porch, veranda, porch/veranda
combination, and/or semi-private courtyard or any alternative
pedestrian oriented feature of a similar character approved by the
Zoning Administrator. Additional models shall include at least one
pedestrian oriented feature, such as; a balcony, gateway, trellis, porte-
cochere, featured window, or any alternative pedestrian oriented feature
of a similar character that is approved as a part of Design Review.
Each of the minimum porch/veranda sizes in Table 4a below shall be
defined as Sitting Area and shall be free and clear of any structural
supports or other building forms. Porch setbacks shall be measured to
the clear area rather than the structural supports.
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a. Porches
All porches shall be oriented towards the street. Porches shall not
be enclosed. Porches shall be provided at the following schedule
according to lot width measured at the front setback:
Table 4a -Required Porch Sizes and Dimensions
Minimum Neighborhood Lot Width (Pad Width) Minimum Porch Size2
Less than 40 feet3 60 square feet
(6 foot clear minimum dimension)
40 – 60 feet4 60-70 square feet
(6 foot clear minimum dimension)
Exhibits 2b and 3 depict the sight distance conditions and requirements for homes
plotted on corner lots.
2 Dimension shall be free and clear of obstructions.
3 Alley corner lots 5’ clear dimension on porch or veranda side elevation.
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Exhibit 3a
Typical SF-4 Corner Lot design
NOTE: Porch must be open with walls no higher than 42”. Sight distance based on CALTRANS standard.
Not to Scale
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Exhibit 3b
Typical Alley Lot at Corner (RM-1)
NOTE: Porch must be open with walls no higher than 42”. Sight distance based on CALTRANS standard. Not to Scale
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b. Verandas
On at least sixty six percent (66%) of corner lots in the SF-4 Land
Use District, Veranda wrap-around style porches are required
where the elevation of the house pad is less than 3 feet from the
adjacent pedestrian walk. Verandas shall have the same minimum
dimensions as found in Table 4a above for porches.
c. Balconies
Balconies shall be oriented to view and be viewed from the
pedestrian circulation system whenever possible. If balconies are
intended to satisfy the requirement to provide private useable open
space, they shall have a minimum dimension of six (6) by ten (10)
feet clear and shall be parallel to the font property line, unless
located on a flag or cul-de-sac lot. Balconies may be located over
the first floor or may project into the front yard setback up to three
(3) feet or into the side yard no more than 50% of the setback
dimension. Smaller balconies are encouraged in single family
homes as architectural features.
d. Semi-Private Courtyards
A semi-private courtyard is an outdoor area in a single family
detached home with usable seating area similar to a porch with no
dimension less than six feet clear; oriented to the house entry; and
surrounded on three sides by either the building, elevation change,
or low walls/fences. Semi-private courtyards shall be designed
such that they are an architecturally significant element of the
front elevation of the house. It shall open on the street side and
incorporate strong architectural styling that emphasizes the
pedestrian entry over the garage and driveway. Courtyard walls
may be up to 42” in height.
e. California Room
The California room provides a transition from indoor to outdoor
environments and may include options such as a built-in fireplace,
pre-wire lighting or fan fixtures for comfort and entertaining. The
California room is typically accessed through sliding or folding
doors at the rear or side of the home and the space acts as a
transition to the backyard and the entertaining opportunities there.
The area is notched into the main dwelling with a solid roof
integral to the home. California Rooms must meet the following
requirements, unless approved by the Development Services
Director:
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• California Rooms must be 50% open or have moveable,
transparent walls/windows that open to the rear and/or side
yard;
• The rear yard setback from California Room may be
minimum 5’, per Exhibit 3b, California Room Setbacks;
• If the rear yard setback is less than 10’, the rear elevation
of the California Room must be open;
• California Rooms may be used to satisfy a portion of the
Private Useable Open Space requirement, subject to
Development Services Director review/approval;
• Only the portion of the California Room that does not have
second story living space above may receive Private
Useable Open Space credit, subject to Development
Services Director review/approval; and
• Second story balconies above the California Room but
may not extend more than 50% over the California Room
and are permitted in the following conditions:
o Permitted on lots adjacent to perimeter open
space.
o Permitted on any lot with a grade separation of 10’
or more at the rear lot line.
o Permitted on interior lots where the California
Room is set back 15’ or more from the rear
property line.
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Exhibit 3c
California Room Setbacks
f. Featured Window
Large picture windows, bay windows and glass-paneled doors
oriented towards the street provide a sense of openness and a
visual connection between the interior living space and the street.
This visual connection enhances neighborhood security and
provides an indoor seating option to porches, verandas, and
courtyards. The window/doors should be proportional in scale to
the wall plane and no less than four feet in width.
g. Gateways, Trellises, Porte-cocheres
Gateways, trellises, porte-cocheres and similar architectural
elements may be used to designate residential entries. Such
features should be visually distinctive and may be free standing or
attached to the residence.
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5. Maximum Lot Coverage
Maximum Lot Coverage (MLC) for each lot size within the SF-4 and
RM-1 Land Use District shall be as permitted in Table 4b. The
maximum area lot coverage for single-family detached and attached
products shall be permitted by percentage of floor area to lot area.
Homeowner additions shall be permitted only where consistent with
these standards on an individual lot basis. The following are excluded
from MLC calculations:
• The first 300 square feet of a covered rear yard patio
(open on two sides). A patio of up to 300 square feet shall
be permitted on each residential lot within setbacks
described in Table 3. Any square footage above 300
square feet shall count toward the MLC. Any portion of
a covered patio over 300 square feet that exceeds the
MLC shall not be permitted;
• The first 400 square feet of the garage shall not count
toward the MLC;
• Architectural features on single family homes which
constitute non-usable floor space such as fire places,
media niches or book shelf areas on exterior walls, eaves,
awnings, chimneys, balconies, stairways, bay windows,
wing walls, etc., shall not be included in building area
calculations;
• Porches, verandas, balconies, patios, California Rooms
architectural projections and semi-private courtyards
shall not count toward the MLC;
• To encourage diversity in design, the MLC shall be
flexible. To achieve this, the MLC for each neighborhood
shall be determined through the Design Review process.
Table 4b – SF-4 and RM-1 Maximum Lot Coverage
Lot Size Max. Lot Coverage
34’ x 75’ 69.0%
44’ x 62’ 61.9%
48’ x 65’ 63.8%
48’ x 75’ 66.9%
50’ x 90’ 70.6%
55’ x 90’ 71.5%
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6. Open Space
a. Private Useable Open Space (PUOS) Definition
Adequate usable outdoor areas intended for daily family activities
such as children’s play areas and areas for outdoor gathering,
dining, landscaping and gardening. Private Useable Open Space
must meet the following requirements:
• Porches and balconies with minimum dimension of 6 feet
and minimum area of 60 square feet.
• Private fenced yards with no dimension less than 10 feet
(side yard, rear yard or front courtyard locations
permitted)
• Generally level (< 5% grade)
• Landscaped front yards
• Yard areas with minimum dimensions less than 6 feet,
driveways and pedestrian paths do not qualify
• California Rooms per requirements beginning on Page
24.
b. Common Useable Open Space Definition
Open space areas (including Private Open Space) are amenities to
the surrounding community in addition to required public parkland.
Common useable open space shall meet following criteria:
• Consist of large, meaningful areas that are not fragmented
by unrelated uses or improvements
• Developed with recreational uses, including both passive
(landscaping) and active amenities (tot lots, picnic areas,
etc.)
• No dimension less than 10 feet
• Generally level (< 5% grade)
c. Single Family Detached – SF-4 & RM-1
Zoning District
Common and Private Useable Open Space requirements for single
family detached lots within the SF-4 and RM-1 zoning districts
are summarized in Table 4c below and more specifically
described below.
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Table 4c –Single Family Detached Open Space Requirements –
SF-4 and RM-1 Zoning Districts
Lot Size
(SF)
Open Space
Required
(SF)
Minimum
PUOS /Lot
(SF)
Remaining Open
Space (SF)4
3,500+ 750 750 N/A
3,000 – 3,499 750 550 200
< 3,000 750 350 400
Single Family Lots 3,500+ SF: For single family lots 3,500 square feet and
larger, a minimum of 750 square feet of private usable open space (with a
private fenced area no less than 15% of the lot area) shall be provided on the
single family lot.
Single Family Lots 3,000 – 3,499 SF: For 3,000 to 3,499 square foot single
family lots, a minimum of 750 SF of combined common and private useable
open space for each lot shall be provided. A minimum of 550 square feet of
private usable open space shall be provided per lot. The remaining 200 square
feet of required open space may be provided as either common or private
usable open space.
Single Family Lots < 3,000 SF: For single family lots less than 3,000 square
feet, a minimum of 750 square feet of combined common and private usable
open space shall be provided. A minimum of 350 square feet of private usable
open space shall be provided per lot. The remaining 400 square feet may be
provided as either common or private usable open space.
Any proposal to meet a portion of the Single Family Open Space
Requirement described in Table 4c above is subject to the following
requirements:
• Each development shall provide an adequate amount of common
usable open space in one area or in multiple areas to the satisfaction
of the Zoning Administrator during the site plan approval process.
• A proposal for meeting the open space requirements for single
family lots shall be submitted to the City in conjunction with the
4 The remaining PUOS requirement may be satisfied within a Common Useable Open Space area as described on Page 25,
Section D. 6. B. Common Useable Open Space Definition.
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Design Review process and shall be subject to review/approval of
the Development Services Director or appropriate decision maker.
• Open space requirements shall be calculated on a per-lot basis.
• If open space requirements are not met on individual lots, a
consolidated CUOS site shall be provided within Village 3 to meet
the neighborhood’s /neighborhoods’ open space obligation which
may impact residential lots designated on the Village 3 tentative
map.
d. Multi Family Attached
For multi-family attached units in the RM-1 and RM-2 zones, Private
Useable Open Space shall be provided as follows:
• 60 square feet for each 1 bedroom unit
• 80 square feet for each 2 bedroom unit
• 120 square feet for each 3 bedroom unit
• 20 additional square feet for each additional bedroom over 3
Common Useable Open Space (CUOS) shall be provided as follows:
• For multi-family attached units in the RM-1 zone, (11-18 DUs/ac)
a minimum of 300 square feet per unit shall be provided.
• For multi-family attached units in the RM-2 zone (18+ DUs/ac), a
minimum of 200 square feet per unit shall be provided.
• For multi-family attached units in the RM-2 zone (30+ DUs/ac), a
minimum of 200 square feet of combined Private and Common
Useable Open Space shall be provided.
7. Site Plan Review for Residential Districts
Notwithstanding the property development standards listed herein,
development within any land use district may be approved with specific
site standards through the Site Plan and Design Review process. See
Section XI Administrative Procedures.
8. Model Home Complexes
Model homes, their garages, parking lots and private recreation
facilities are temporary uses and may be used as offices for the first sale
of homes within a recorded tract and subsequent similar tracts utilizing
the same architectural designs, subject to the regulations of the City of
Chula Vista governing said uses and activities. Unless otherwise
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determined by the Zoning Administrator, an administrative Conditional
Use Permit and administrative Design Review shall be required for
model home sites. Refer to Special Uses and Conditions, Section X for
specific requirements for subdivision sales offices. At the discretion of
the Zoning Administrator, the Conditional Use Permit may be referred
to the Planning Commission or the Design Review application to the
Design Review Committee, respectively, for a decision. Otherwise,
administrative procedures shall be used.
9. Building Elevations
A minimum of three front elevations shall be provided for each floor
plan on all single-family detached residential housing. Elevations for
any accessory second units (granny flats) shall be submitted at the same
time as elevations for the main structure for administrative Design
Review.
10. Architectural Projections
Architectural features on single family homes which constitute non-
usable floor space such as fire places, media niches or book shelf areas
on exterior walls, eaves, awnings, chimneys, balconies, stairways, bay
windows, wing walls, etc., shall not be included in building area
calculations and shall not extend more than 50% into the 15’ required
rear yard setback in accordance with Section III, herein.
On houses with a trellis over a “Hollywood drive”, the trellis may be as
close as 10’ behind the sidewalk and encroach no more than 50% into a
side yard.
11. Energy Conservation Features
The City of Chula Vista requires all SPA Plans to include an Air Quality
Improvement Plan. As detailed in the “Village 3 and a Portion of 4
Sectional Planning Area Plan Energy Conservation Plan,” homes within
the SPA area must exceed California 2008 Title 24 Energy Efficiency
Standards by 15%.
E. ACCESSORY BUILDINGS, STRUCTURES AND USES
Accessory uses and accessory buildings customarily appurtenant to a
permitted use are allowed subject to the requirements of Section
19.58.020 CVMC (Uses: Accessory Buildings). Refer to Section F.
Accessory Dwelling Units (ADU) for ADU guidelines per CVMC
1958.022.
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Accessory buildings and structures, except accessory second units,
attached or detached, used either wholly or in part for living purposes,
shall meet all of the requirements for location of the main structure as
constructed or required by the district, whichever is less restrictive,
except as herein provided:
a. Enclosed accessory buildings or open structures attached
to the main building are subject to approval by the Zoning
Administrator. Such accessory buildings shall not be
allowed to encroach into required setbacks; except as
otherwise permitted herein.
b. Detached accessory structures are subject to the approval
of the Zoning Administrator and shall meet the setback
requirements of the main building, for the front and street
side yard areas.
c. Detached accessory structures may be located within an
interior side yard or rear yard, provided that such a
structure is located no closer than five feet (5’) to an
interior side or rear lot line and is at least six feet (6’)
from the main structure and does not exceed one story in
height.
d. Open structures may be allowed to encroach into the rear
yard setback subject to the approval of the Development
Services Director. The design and type of open structure
will be determined by the Development Services
Director.
e. Attached and detached accessory buildings and open
structures are permitted pursuant to the site plan and
architectural review requirement specified in Section XI.
Implementation & Administration.
f. A covered rear yard patio of up to 300 square feet shall
be permitted on each residential lot. Any square footage
above 300 square feet shall be added to the total building
area and count toward the FAR. Any portion of a covered
rear yard patio over 300 square feet that exceeds the FAR
shall not be permitted.
F. ACCESSORY DWELLING UNITS (ADU)
Accessory Dwelling Units are regulated in part by California Senate Bill (SB)
1069 and Assembly Bill (AB) 2299 which amended Government Code Section
6582.2 and became effective January 1, 2017. In addition, ADUs shall be
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subject to the CVMC Section 19.58.022 Accessory Dwelling Units, which
allows a setback of no less than four feet from the side and rear property line.
In addition, a detached ADU shall be a minimum of six feet from the primary
residence.
G. WALLS & FENCES
In any required front yard adjacent to a street, the wall, fence, or hedge shall
not exceed forty-two inches in height, except as provided herein:
1. Walls, fences, or hedges not more than six feet in height
(measured from the top of the slope) may be maintained along,
the interior side or rear lot lines, provided that such wall, fence,
or hedge does not extend into a required front yard or side yard
setbacks adjacent to a street, except as required by a site
specific noise study or as shown on the Wall and Fencing Plan
in the Village Design Plan. Corner cut-off shall be provided
whenever necessary for line-of-sight visibility and safety and
may be adjusted to accommodate "veranda" porches required
on corner lots, as depicted in Exhibits 3a and 3b.
2. Walls, fences or hedges adjacent to a driveway or street
providing vehicular access to an abutting lot or street shall not
exceed forty-two inches in height within the front yard setback
area of the lot. Walls in the front yard setback shall be no
closer than three feet to the back of the sidewalk. Corner cut-
offs may be required to maintain a reduced height in special
circumstances for safety and visibility as determined by the
City Engineer.
3. Fiberglass, bamboo sheeting, chain link, chicken wire or
similar temporary material shall not be permitted as a fencing
material. Plexiglass is permitted for view purposes subject to
approval of the Zoning Administrator.
4. Walls adjacent to corner lot side yards shall be constructed of
masonry or stucco in accordance with community fencing stan-
dards. Where view fencing is appropriate, fencing consisting
of wrought iron or a combination of masonry and wrought iron
may be utilized. Wood fences are prohibited in this location.
5. Noise barriers in excess of eight feet in height shall consist of
a wall and berm combination. The wall height in this
combination barrier shall not exceed eight and one-half (8.5)
feet with the remaining portion of the overall height
constructed through berming.
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6. A minimum three (3) foot wide clear, level area shall be
maintained between a wall and top of slope where abutting
publicly maintained open space.
7. A two and one-half (2.5) foot retaining wall may be combined
with a six (6) foot free-standing wall for a total maximum
height of eight and one-half (8.5) feet. Where combined
retaining and freestanding walls would exceed the maximum
allowable height, a minimum of two (2) foot horizontal
separation shall be provided between wall elements.
8. No rear yard retaining wall shall be greater than six (6.0) feet
in height. If a second retaining wall is utilized, the minimum
horizontal separation between the two walls shall be four and
one half (4.5) feet.
H. RESIDENTIAL SIGN REGULATIONS
No sign or outdoor advertising structure shall be permitted in any
residential district except as provided in the Sign Regulations, Special
Uses and Conditions section and the Comprehensive Sign Regulations
section of this document.
All signage will also comply with the Village 3 Planned Sign Program
that shall be prepared subsequent to SPA Plan approval.
I. PERFORMANCE STANDARDS
The following performance standards shall be met in all Residential
Districts:
1. Equipment
Air conditioners, antennas, satellite dishes, ham radio antennas, solar
panels, heating, cooling, ventilating, equipment and all other
mechanical lighting, or electrical devices shall be operated and located
to not disturb the peace, quiet and comfort of neighboring residents.
The location of such equipment shall require the prior approval of the
Zoning Administrator. This equipment shall be screened, shielded
and/or sound buffered from surrounding properties and streets. All
equipment shall be installed and operated in accordance with all other
applicable ordinances. Heights of said equipment shall not exceed the
maximum height of the zone in which they are located.
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2. Landscaping
Front and exterior side yards requiring landscaping shall consist
predominantly of trees, plant materials, ground cover and decorative
rocks, except for necessary walks, drives and fences. Drought tolerant
landscaping is encouraged. All required landscaping shall be
permanently maintained in a healthy and thriving condition, free from
weeds, trash and debris. Landscaping requirements shall be met by
either builder or developer installation, or for single-family
development, by requiring through CC&Rs or other restrictions that
individual homeowners install their front yard landscaping within one
year of occupancy.
3. Utilities
All utility connections shall be coordinated with the site's architectural
elements so as not to be exposed, except where required by utility
provider. Pad-mounted transformers and/or meter box locations shall
be included in the site plan with any appropriate screening treatment as
approved by each utility provider. Power lines and cables, except for
temporary use, shall be installed underground. The Landscape Master
Plan shall include a utility plan, prepared by a professional utility
consultant, outlining the exact type and location of above-ground utility
boxes, cabinets, etc.
4. Exterior Noise
The acceptable outdoor noise exposure level, measured at the receiving
property line, for each residential district is given below. (See Section
19.68.030 CVMC – Performance Standards and Noise Control: Exterior
Noise Limits for definitions and additional details.) It should also be
noted that as a matter of practice, the City of Chula Vista also
implements the noise compatibility guidelines and CNEL thresholds of
the City of San Diego.
Table 5 Exterior Noise Limits
Receiving Land Use District 7 a.m. to 10 p.m. 10 p.m. to 7 a.m.
SF4 55 dBA 45 dBA
RM 1, RM2 60 dBA 50 dBA
Note: environmental noise value is Leq in any hour and nuisance noise value is not to be exceeded
at any time.
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5. Interior Noise
No person shall operate or cause to operate, any source of sound, or
allow the creation of any noise which causes the noise level, when
measured inside a neighboring receiving dwelling unit to exceed the
limits as follows:
Table 6 Interior Noise Limits
Time Interval 1 Min. in 1 Hour 5 Min. in 1 Hour
7 a.m. to 10 p.m. 50 dBA 45 dBA
10 p.m. to 7 a.m. 40 dBA 35 dBA
6. Energy Conservation
Buildings shall be located on the site to provide adjacent buildings
adequate sunlight for solar access, when practical. Buildings should be
designed to minimize energy consumption requirements, including, but
not necessarily limited to, conservation considerations such as window
placement, eave coverage, dual glazing and insulation. More
information is provided in the Village 3 Air Quality Improvement Plan.
7. Parked Vehicles
In any residential zone, the parking of motorized and non-motorized
vehicles shall be subject to the following requirements:
No motorized or non-motorized vehicle shall be parked, stored or
kept in the front yard, except in the driveway or on a paved area
adjacent to the driveway.
If motorized or non-motorized vehicles are parked, stored or kept on
the lot, other than as permitted above, they must be for the resident's
or a guests personal use. No storage or display of vehicles for sale
by a motor vehicle dealer is permitted in a residential driveway or
on a residential street.
8. Special Standards - RM Districts
All attached multi-family projects in the RM districts are subject to the
Design Review Process.
In the RM Districts, including the conversion of apartments to
condominiums where permitted, the following performance standards
shall be met:
a. Masonry walls or fences six feet in height, from the
highest finished grade, shall be required where needed
for noise attenuation as shown on the Wall and Fencing
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Plan in the Village Design Plan or as required by a site
specific noise study.
b. When SF residential districts are adjacent to the RM-2
district, a minimum of fifteen feet of landscaped area
shall be provided between such uses. Parking or
common trash receptacles may be permitted within this
area, subject to Design Review.
c. Conveniently located common laundry facilities shall be
provided for units which do not have individual hook-
ups.
d. Conveniently located and well-screened enclosures for
trash and recyclables shall be provided for all dwelling
units, unless provided for each unit. Projects shall
conform to the City's solid waste and recycling
guidelines.
e. Recreational vehicle (including campers, boats and
trailers) parking areas fully screened from view of the
development shall be provided in all multi-family
developments or these developments shall prohibit all
parking of recreational vehicles.
f. Lockable, enclosed storage shall be provided in the
carport area; storage substitutions may be approved by
the Zoning Administrator.
g. Mailbox kiosks shall be conveniently located and
distributed throughout the complex.
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V. Industrial District
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A. PURPOSE
Industrial uses in Village Three are intended to provide for a high-
quality working environment and to achieve a harmonious mixture
of land uses. Activities are intended to promote employment
opportunities in manufacturing, service, research and development,
engineering and wholesale trade. The Industrial District are
included in the Planned Community District Regulations to achieve
the following:
1. To reserve appropriately located areas for business and
industrial use and protect those areas from intrusion by
dwellings and other non-harmonious uses.
2. To protect residential and commercial uses from noise,
odor, smoke, light intrusion, truck traffic and other
objectionable influences incidental to Industrial/Business
Park uses.
3. To promote sufficient open space around industrial
structures to protect them from hazard and to minimize the
impact of industrial operations on nearby residential or
commercial districts; and
4. To minimize traffic congestion and avoid overloading
utilities by restricting construction of buildings of
excessive size in relation to the amount of land around
them.
The Business Park Manufacturing Service District (BP) is intended
as an area for modern industrial, research, and administrative
facilities which can meet high performance or development
standards.
B. PERMITTED AND CONDITIONAL USES
The matrix of land uses on the following pages indicates the
relative permissive status using the following symbols:
“P” = Permitted.
“C” = Permitted subject to Conditional Use Permit
“A” = Permitted subject to Administrative approval.
“a” = Permitted Accessory Use to a Permitted or Conditional Use.
“N” = Use Not Permitted.
A use not listed shall be subject to a use determination via by the
Zoning Administrator to determine substantial conformance with
the purpose, intent and goals of this SPA Plan.
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Table 8 - Permitted Use Matrix - Business Park District
LAND USE DISTRICT
I
Manufacturing:
Manufacturing, compounding, assembly or treatment of articles or
merchandise from the following previously prepared typical
materials such as canvas, cellophane, cloth, cork, felt, fiber, fur,
glass, leather, paper (no milling), precious or semi-precious stones or
metals, plaster, plastics, shells, textiles, tobacco, wood and yarns;
novelty items (not including fireworks or other explosive type items.
C
Electrical and related parts; electrical appliances, motors and
devices; radio, television, phonograph and computers; electronic
precision instruments; medical and dental instruments; timing and
measuring instruments; audio machinery; visual machinery;
cosmetics, drugs, perfumes, toiletries and soap (not including
refining or rendering of fat or oils).
C
Furniture upholstering C
Rubber and metal stamp manufacturing C
Laboratories; chemical C
Laboratories; dental, electrical, optical, mechanical and medical P
Bottling Plants P
Cement products manufacturing N
Pharmaceuticals; laboratories and manufacturing P
Storage and Wholesale Trades:
Mini-storage, public storage and storage warehouses P
Moving and storage firms P
Building materials and lumber storage yards and/or contractors'
yards C
Building equipment storage, sales, rentals C
Automobile fleet storage C
Trailer, truck or bus terminal C
Nursery (growing, sales & distribution) P
Cleaning and dyeing plant N
Distributors, showrooms and automobile offices P
Commercial/Retail Uses
Eating and drinking establishments:
Bars C
Restaurants, coffee shops, delicatessens without alcoholic
beverages A
Snack bars, take-out only; refreshment stands within a building P
Fast food restaurants with drive-in or drive-through C
Furniture sales; new and used (no outdoor sales or displays) P
Gasoline dispensing and/or automobile service station C
Kennels C
Heliports C
Motels, hotels and convention centers C
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Table 8 - Permitted Use Matrix - Business Park District
LAND USE DISTRICT
I
Newspaper publishing, printing, and distribution, general printing
and lithography P
Offices, business, medical, professional, real estate and research P
Retail commercial/mixed use/entertainment N
Mobile Home which is certified under the National Mobile Home
Construction and Safety Standards Act of 1974 on individual lots P
High-Technology Uses:
Research, development and manufacturing of advanced
technology products (such as but not limited to systems, subsystems,
components, peripherals and accessories), inclusive of prototype and
experimental products, utilized in the fields of aerospace, avionics,
computers, electronics, advanced materials, defense industries,
communications, energy and environmental systems, transportation,
telecommunication, optics/laser, fiber optics, optoelectrics, video,
imaging, magnetics, oceanography, and other related fields.
P
Bio-Technical Uses:
Research, development and manufacturing of health care, food
safety, nutrition, agriculture productivity and industrial and
environmental improvement products, inclusive of prototype and
experimental products involving use of organic, chemical, and
biological processes.
P
Bio-Medical Uses:
Research, development and manufacturing of organic drug
delivery systems and diagnostic and therapeutic products, inclusive
of prototype and experimental products, utilized in the field of
medical care.
P
Public and Semi-Public Uses:
Day nurseries, day care schools and nursery schools N
Post offices and post office terminals C
Public utility pumping stations, equipment building and
installation A
Public utility service yards C
Educational institutions, public or private including vocational
schools C
Community meeting or recreation facilities C
Public safety facility such as a police or fire station A
Group facility and/or residential retirement hotel C
Senior care and recreation C
Social and human services C
Services for the homeless C
Services for the military C
Worship, spiritual growth and development C
Recycling drop-off center C
Theater, movie or live show N
Temporary Uses:
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Table 8 - Permitted Use Matrix - Business Park District
LAND USE DISTRICT
I
Temporary uses as described in Temporary Use section of these
regulations. P
C. ACCESSORY USES AND BUILDINGS
Accessory uses and accessory buildings customarily appurtenant to
a permitted use are allowed subject to the requirements of Chapter
19.58 CVMC (Uses).
D. SIGN REGULATIONS
Sign regulations are provided in Section X, Comprehensive Sign
Regulations. All signage will also comply with the Otay Ranch
Business Park and Planned Sign Program that shall be prepared
subsequent to SPA Plan approval.
E. PROPERTY DEVELOPMENT STANDARDS
The property development standards that shall apply to all land and
buildings other than accessory buildings authorized in this District.
Any legal lot may be used as a building site, except no building
permit shall be issued for any lot having a lot size less than 6,000
square feet.
F. GENERAL REQUIREMENTS
The following requirements are minimums unless otherwise stated:
Table 9 - Property Development Standards – Industrial District
Lot Criteria
Minimum Lot Size ½ Acre
Front Setback (in
feet) 10 Feet
Increased setback shall be
provided for buildings over
30’ in height, subject to
Design Review.
Side Setback (in feet) 15 Feet
Public Street Setback
(in feet) 10 Feet
Rear Setback (in feet) 10 Feet
May be reduced to zero (0)
with Site Plan approval. For
the purpose of this provision.
Building Height,
maximum DR
Height limit for buildings to
be established at Design
Review.
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Table 9 - Property Development Standards – Industrial District
Lot Criteria
Lot Coverage
(percent, net) 70%
Floor Area Ratio DR
G. PARKING FACILITIES
The requirements for off-street parking are provided in Section
IX.
1. Any parking lot for five or more vehicles shall include a
landscape strip, ten (10) feet minimum width, between the
parking area and the public right-of way. This strip shall
effectively screen the parking lot from the public right-of-
way to a minimum height of 4 feet. Screening berms and
walls may be incorporated into the design.
2. A minimum of 10% of the interior of any parking area shall
be devoted to landscaping, in addition to the required 10
foot landscape area described above.
3. Shade trees shall be planted at the perimeter and within the
parking lots to reduce heat and glare and soften the
appearance of the parking lot. One tree for every ten (10)
parking stalls is recommended. Trees must be planted in
accordance with the City’s Shade Tree Policy 576-19.
4. Tree wells shall have a minimum inside dimension of 4
feet.
5. Planters, walls and fences shall have a protective 6-inch
concrete curb to protect against damage to plants and
irrigation heads. Planting areas that abut vehicle stalls
shall have a minimum concrete paved strip 18 inches wide
(including curb) to provide for access to and from parked
vehicles. Appropriate paving should be used where
pedestrians are likely to cross landscaped areas.
6. Protective concrete curbs or standard concrete wheel stops
are required where walls and fences abut driveways and
parking stalls.
H. LOADING AND DELIVERY FACILITIES
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1. Loading and delivery service areas shall be located and
designed to minimize their visibility, circulation conflicts
and adverse noise impacts to the maximum extent feasible.
2. Loading and delivery service areas shall be screened with
portions of the building, architectural wing walls,
freestanding walls and landscape planting.
3. Loading and delivery areas shall not be located in required
setbacks and shall not be adjacent to residential uses.
4. Loading and unloading shall be accommodated entirely on
site.
I. OUTDOOR STORAGE
Except where otherwise approved on a site plan, outdoor storage
and/or sales areas shall be entirely enclosed by solid walls not less
than six feet in height to adequately screen outdoor storage areas.
Stored materials shall not be visible above the required walls.
J. TRASH STORAGE
1. All developments in the Business Park District shall
comply with the City’s “Recycling and Solid Waste
Planning Guide.”
2. Trash areas shall be kept neat and clean.
3. The precise location of any trash area(s) shall be approved
on the site plan.
4. The trash enclosure shall be permanently maintained.
5. Wood fence enclosures may be substituted if acceptable to
the Zoning Administrator.
K. WALL REQUIREMENTS
1. All fencing or walls shall provide a sight clearance
distance as required by the City.
2. Fences or walls not exceeding eight and one-half (8 ½) feet
in height may be located within a side or rear yard setback
area.
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3. Fences or walls not exceeding three and one-half (3 ½) feet
in height may be located within a front or street side yard
setback area.
4. All screening shall be a minimum of six (6) feet high with
a maximum not to exceed twelve (12) feet.
5. Masonry walls visible from the public right-of-way shall
be six (6) foot maximum height, compatible in materials
and colors to the Otay Ranch theme wall design.
6. Fences and walls shall be designed to be compatible with
on-site buildings in terms of color and/or materials.
7. Solid fences may be constructed of wood, brick, decorative
block and stone, or framed stucco with decorative metal.
8. Open style fencing shall be constructed of wood,
ornamental iron or other similar decorative material.
9. Open style fences shall be landscaped with vines, shrubs
and /or trees to soften the appearance.
10. The use of vinyl coated chain link is only permitted along
interior side and rear property lines where not visible from
the public right-of-way.
11. Chain link, barbed wire, concertina wire or similar security
devices are discouraged and are not acceptable in view of
the public right-of-way.
12. All gates shall be constructed of solid view-obscuring
material except vehicular gates.
L. LANDSCAPE
1. Required front and street side yards shall be landscaped.
Said landscaping shall consist predominantly of plant
materials except for necessary walks and drives. All
planting and irrigation shall be in accordance with the City
Landscape Manual and the City’s Landscape Water
Conservation Ordinance (CVMC 20.12). All required
landscaping shall be permanently maintained in a healthy
and thriving condition, free from weeds, trash and debris.
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2. A minimum 7-foot or larger landscape strip, including a 6”
curb and 12” concrete strip, shall be provided between
parking areas and the front portion of the building.
M. UTILITY AND MECHANICAL EQUIPMENT
1. Utility and mechanical equipment (electric and gas meters,
electrical panels, transformers and junction boxes) should
be screened from view. All screening devices should be
compatible with the architecture, materials and colors of
adjacent structures.
2. No material or equipment so screened shall have a height
greater than that of the enclosing wall, fence or building.
Structural and design plans for any screening required
under the provisions of this section shall be approved by
the Zoning Administrator.
3. Transformers shall not dominate the streetscape. When
transformers are required to be installed adjacent to the
street, they shall be undergrounded, whenever possible.
4. All roof appurtenances including, but not limited to, air
conditioning units, and mechanical equipment shall be
shielded and architecturally screened from view from on-
site parking areas, adjacent public streets and residential
uses.
N. PERFORMANCE STANDARDS
1. A Business Park Master Site Plan shall be prepared that
includes all of the Village 3 industrial parcels. The
Business Park Master Site Plan shall be processed prior to
or concurrent with the first design review application
within the Village 3 Business Park. See Village 3 Business
Park Guidelines for additional details.
2. Commercial/Retail land uses within Business Park District
shall comply with the provisions of Chapter 19.66
Performance Standards and Chapter 19.68 Performance
Standards and Noise Control, CVMC.
3. Reciprocal ingress and egress, circulation and parking
arrangements shall be required to facilitate the ease of
vehicular movement between adjoining properties.
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4. All light sources shall be shielded in such a manner that
the light is directed away from streets or adjoining
properties. Illuminators should be integrated within the
architecture of the building. The intensity of light at the
boundary of any Business Park District shall not exceed
seventy-five foot-lamberts from a source of reflected light.
5. There shall be no emission on any site, for more than one
minute in any hour, of air contaminants which, at the
emission point or within a reasonable distance of the
emission point, are as dark or darker in shade as that
designated as No. 1 on the Ringelman Chart as published
by the United States Bureau of Mines Information Circular
#7718.
6. No use shall be permitted which creates odor in such
quantities as to be readily detectable beyond the
boundaries of the site.
7. Buildings shall be located on the site to provide adjacent
buildings adequate sunlight for solar access when
practical. Buildings should be designed to minimize
energy consumption, including but not necessarily limited
to the following conservation measures:
a. Co-generation
b. South facing windows
c. Eave coverage for windows
d. Earth berming against exterior walls
e. Deciduous shade trees on southerly or westerly
Orientations
f. Refer to the Village Design Plan for additional design
guidelines and criteria
8. All development shall be reviewed and required to
conform to the Storm Water Management
Standards/Requirements of the City of Chula Vista. All
projects shall meet the following minimum requirements
to prevent or reduce primary and secondary pollutants of
5/26/2021 PC Agenda Page 594 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN PLANNED COMMUNITY DISTRICT REGULATIONS
Otay Ranch Village 3 and a Portion of Village 4 V. Industrial District
March 2021 Page 60
urban runoff to the Maximum Extent Practicable during
the post construction phase of the project:
a. Incorporate the Water Quality and Watershed
Protection Principles into the conceptual planning
process, precise grading plans and site improvement
plans for each development project.
b. Design the site to reduce overall imperviousness and
directly connected impervious areas; maintain natural
drainage courses in the storm water conveyance
system; provide runoff storage measures dispersed
uniformly throughout a site's landscape with the use of
a variety of detention and retention practices and
implements hydrologically functional landscape
design and management practices.
c. Provide source control measures that prevent storm
water contact with outdoor storage and trash collection
areas; use the efficient irrigation and Integrated Pest
Management Principles; education measures
appropriate to the district.
Pursuant to the California Green Building Standards Code Section
A5.106.4.3, the project is to provide changing/shower facilities per
the following requirements:
For buildings with over 10 tenant-occupants, provide
changing/shower facilities for tenant-occupants only in accordance
with Table A5.106.4.3 (below) or document arrangements with
nearby changing/shower facilities.
5/26/2021 PC Agenda Page 595 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN PLANNED COMMUNITY DISTRICT REGULATIONS
Otay Ranch Village 3 and a Portion of Village 4 V. Industrial District
March 2021 Page 61
Number of Tenant
Occupants
Shower/Changing Facilities Required 2 Tier (12” x 15” x 72”)
Personal Effects Lockers
Required 1 & 2
0–10 0 0
11–50 1 unisex shower 2
51–100 1 unisex shower 3
101–200 1 shower stall per gender 4
Over 200 1 shower stall per gender for each 200
additional tenant-occupants
One 2-tier locker for
each 50 additional
tenant-occupants
1. One 2-tier locker serves two people. Lockers shall be lockable with either padlock or
combination lock.
2. Tenant spaces housing more than 10 tenant occupants within buildings sharing common toilet facilities
need not comply; however, such common shower facilities shall accommodate the total number of
tenant occupants served by the toilets and include a minimum of one unisex shower and two 2-tier
lockers.
Reference: CALGreen Table A5.106.4.3
9. All development must comply with the University
Villages Village 3 and a Portion of Village 4 Fire
Protection Plan and the Village 3 & a Portion of Village 4
Preserve Edge Plan.
5/26/2021 PC Agenda Page 596 of 1005
March 2021 Page 62
THIS PAGE INTENTIONALLY LEFT BLANK
5/26/2021 PC Agenda Page 597 of 1005
OTAY RANCH VILLAGE 3
AND A PORTION OF VILLAGE 4
PLANNED COMMUNITY DISTRICT REGULATIONS
Adopted on December 2, 2014
By Resolution No. 2014-234
Amended December 6, 2016
By Ordinance No. 2016-3396
Amended __________
By Ordinance No________.
5/26/2021 PC Agenda Page 598 of 1005
5/26/2021 PC Agenda Page 599 of 1005
Page i March 2021
TABLE OF CONTENTS
I. General Provisions…………………………………………………………………………………… 1
A. Purpose & Scope……………………………………………………………………………….. 1
B. Private Agreements…………………………………………………………………………….. 1
C. Conflicting Ordinances………………………………………………………………………… 1
D. Establishment of Zoning District……………………………………………………………… 1
E. Definition of Terms…………………………………………………………………………… 3
II. Zoning District Map……………………………………………………………………………………. 5
A. Purpose…………………………………………………………………………………… 7
B. Zoning District Boundaries……………………………………………………………… 7
III. Residential Districts……………………………………………………………………………………. 9
A. Purpose………………………………………………………………………………………….. 11
B. Residential District Categories/Intent………………………………………………………… 11
C. Permitted and Conditional Uses……………………………………………………………….. 12
D. Residential Property Development Standards……………………………………………….. 13
1. Design Goals, Principals, and Guidelines……………………………………………… 13
2. General Standards……………………………………………………………………… 14
3. Specific Standards…………………………………………………………………… 15
4. Pedestrian Oriented Features………………………………………………………. 18
5. Maximum – Lot Coverage………………………………………………………… 25
6. Open Space……………………………………………………………………………. 26
7. Site Plan Review for Residential District…………………………………………… 28
8. Model Home Complexes…………………………………………………………….. 28
9. Building Elevations……………………………………………………………………. 29
10. Architectural Projections………………………………………………………………. 29
11. Energy Conservation Features……………………………………………………….. 29
E. Accessory Buildings, Structures and Uses……………………………………………………. 30
1. Design Requirements………………………………………………………………… 31
5/26/2021 PC Agenda Page 600 of 1005
Page ii March 2021
2. Operational Requirements…………………………………………………………. 31
F. Walls & Fences………………………………………………………………………………… 32
G. Residential Sign Regulations…………………………………………………………………… 33
H. Performance Standards…………………………………………………………………………. 33
1. Equipment……………………………………………………………………………. 33
2. Landscaping………………………………………………………………………….. 33
3. Utilities………………………………………………………………………………. 34
4. Exterior Noise…………………………………………………………………… 34
5. Interior Noise…………………………………………………………………………. 35
6. Energy Conservation…………………………………………………………………. 35
7. Parked Vehicles……………………………………………………………………… 35
8. Special Standards – RM Districts…………………………………………………….. 35
IV. Mixed Use Districts……………………………………………………………………………………. 37
A. Purpose………………………………………………………………………………………….. 39
B. Permitted and Conditional Uses…………………………………………………………….. 39
C. Accessory Uses and Buildings………………………………………………………………….. 43
D. Sign Regulations……………………………………………………………………………… 43
E. Property Development Standards………………………………………………………..….. 43
F. Street Parking & Loading Facilities…………………………………………………………… 44
G. Outdoor Storage………………………………………………………………………………. 44
H. Trash Storage…………………………………………………………………………………… 44
I. Wall Requirements……………………………………………………………………………. 44
J. Landscape…………………………………………………………………………………….. 45
K. Performance Standards………………………………………………………………………… 45
V. Industrial District…………………………………………………………………………. 49
A. Purpose………………………………………………………………………………………….. 51
B. Permitted and Conditional Uses……………………………………………………………. 51
C. Accessory Uses and Buildings………………………………………………………………….. 54
D. Sign Regulations………………………………………………………………………………. 54
5/26/2021 PC Agenda Page 601 of 1005
Page iii March 2021
E. Property Development Standards…………………………………………………………….. 54
F. General Requirements…………………………………………………………………………. 54
G. Parking Facilities………………………………………………………………………………. 55
H. Loading and Delivery Facilities……………………………………………………................ 55
I. Outdoor Storage………………………………………………………………………………. 56
J. Trash Storage…………………………………………………………………………………… 56
K. Wall Requirements……………………………………………………………………………. 56
L. Landscape………………………………………………………………………………….. 57
M. Utility and Mechanical Equipment…………………………………………………………. 58
N. Performance Standards……………………………………………………………………….. 58
VI. Open Space & Parks District………………………………………………………………………… 63
A. Purpose………………………………………………………………………………………… 65
B. Permitted & Conditional Uses……………………………………………………………….. 65
C. Property Development Standards…………………………………………………………….. 66
1. Site Planning………………………………………………………………………….. 66
2. Landscaping………………………………………………………………………… 67
3. Accessory Uses…………………………………………………………………….. 67
D. Performance Standards……………………………………………………………………… 67
VII. Community Purpose Facility Sites………………………………………………………………………. 69
A. Purpose………………………………………………………………………………………… 71
B. Permitted & Conditional Uses……………………………………………………………….. 71
C. Property Development Standards………………………………………………………….. 72
D. Performance Standards……………………………………………………………………….. 72
VIII. Parking Regulations…………………………………………………………………………………… 75
A. Purpose……………………………………………………………………………………….. 77
B. General Provisions……………………………………………………………………………. 77
C. Schedule of Off-Street Parking Requirements…………………………………………. 79
D. Property Development Standards……………………………………………………………. 83
E. Performance Standards………………………………………………………………………. 84
5/26/2021 PC Agenda Page 602 of 1005
Page iv March 2021
1. Parking Screening Requirements…………………………………………………… 84
2. Parking Area Landscaping………………………………………………………….. 84
3. Parking Area Lighting…………………………………………………………….. 85
4. Parking Area Front Setback………………………………………………………… 86
IX. Comprehensive Sign Regulations……………………………………………………………………… 87
A. Purpose………………………………………………………………………………………… 89
B. Permit Requirements and Review Procedures……………………………………………….. 90
1. Sign Permit Exception……………………………………………………………… 90
2. Prohibited Signs and Lighting……………………………………………………… 91
3. Signs Relating to Inoperative Activities……………………………………………. 93
4. Enforcement, Legal Procedures and Penalties…………………………………….. 93
5. Construction and Maintenance……………………………………………………….. 94
C. Sign Regulations………………………………………………………………………………. 94
1. Signs Permitted in Any Land Use District……………………………………………. 94
2. Commercial Community Purpose and Multi-Family Signs………………………. 96
D. Industrial ………………………………………………………………………….. 97
1. Monument Signage……………………………………………………………………. 97
2. Building Wall Signage…………………………………………………………………. 98
3. Prohibited Signs……………………………………………………………………… 98
E. Mixed Use…………………………………………………………………………………….. 98
1. Types and Numbers of Permitted Signs……………………………………………… 98
2. General Size and Locations of Signs……………………………………………… 99
F. Community Purpose Facility…………………………………………………………………. 99
1. Types and Numbers of Permitted Signs…………………………………………… 99
2. General Size and Location of Signs…………………………………………………. 99
G. Trail, Preserve and Open Space Signage……………………………………………………….. 99
H. Multi-Family Residential………………………………………………………………………. 100
1. Types, Numbers, Size and Location of Permitted Signs…………………………. 100
I. Sign Design Standards…………………………………………………………………………. 100
5/26/2021 PC Agenda Page 603 of 1005
Page v March 2021
1. Relationship to Buildings…………………………………………………………….. 100
2. Landscaping………………………………………………………………………….. 101
3. Illumination and Motion…………………………………………………………… 101
4. Sign Copy……………………………………………………………………………… 101
5. Relationship to Streets……………………………………………………………….. 101
X. Special Uses & Conditions………..…………………………………………………………………… 103
A. Purpose……………………………………………………………………………………….. 105
B. Temporary Uses & Special Events…………………………………………………………. 105
1. Purpose……………………………………………………………………………… 105
2. Temporary Uses Listed……………………………………………………………… 105
3. Permits and Bonds……………………………………………………………………. 107
4. Extension or Modifications of Limits……………………………………………….. 107
5. Condition of Site Following Temporary Use……………………………………… 107
6. Fee……………………………………………………………………………………. 108
C. Home Occupations…………………………………………………………………………….. 108
1. General Provisions……………………………………………………………………. 108
D. Private Recreational Facilities…………………………………………………………………. 109
XI. Implementation & Administration……………………………………………………………………… 111
A. Implementation……………………………………………………………………………… 113
1. Purpose………………………………………………………………………………. 113
2. Adoption of Planned Community District Regulations……………………………… 113
3. Amendments…………………………………………………………………………. 114
4. Effects of Regulations……………………………………………………………… 114
5. Multiple Applications…………………………………………………………………. 114
B. SPA Interpretations…………………………………………………………………………….. 114
1. Substantial Conformance……………………………………………………………… 114
2. Clarification of Ambiguity…………………………………………………………… 115
C. Review Process……………………………………………………………………………….. 116
1. Preliminary Review…………………………………………………………………… 116
5/26/2021 PC Agenda Page 604 of 1005
Page vi March 2021
2. Level and Scope of Reviews…………………………………………………………… 116
3. Submittal Requirements……………………………………………………………….. 121
XII. Exceptions & Modifications…………………………………………………………………………….. 139
A. Height Limitation Exceptions……………………………………………………………….. 141
XIII. Enforcement……………………………………………………………………………………………. 143
A. Enforcement by City Officials…………………………………………………………………. 145
B. Actions Deemed Nuisance………………………………………………………………….. 145
C. Remedies…………………………………………………………………………………….. 145
D. Penalties………………………………………………………………………………………… 145
5/26/2021 PC Agenda Page 605 of 1005
Page vii March 2021
EXHIBITS
1 Village 3 Zoning Districts Map…………………………………………………………….. 8
2a Single Family Detached Residential Minimum Sideyard Setbacks…………………………… 18
3a Typical SF-4 Lot Design at Corner Lots………………………………………..…………. 20
3b Typical Alley Lot at Corner Lots (RM-1)…………………………………………………………. 21
3c California Room Setbacks………………………………………………………………….. 24
4 Design Review Compliance Checklist……………………………………………………………. 125
TABLES
1. Village 3 and a Portion of Village 4 SPA Zoning Districts Definitions………………….. 2
2 Permitted Use Matrix – Residential Districts……………..………………………………… … 12
3 Property Development Standards – Residential Districts…………………………………………. 16
4a Required Porch Sizes and Dimensions……………………………………………………… 19
4b Maximum Lot Coverage……………………………………………………………………. 25
4c Single Family Detached Open Space Requirements – SF-4 and RM-1 Districts………….. 27
5 Exterior Noise Limits…………………………………………………………………………….. 34
6 Interior Noise Limits……………………………………………………………………………. 35
7 Permitted Use Matrix – Mixed-Use Districts……………………………………………………. 40
8 Permitted Use Matrix – Business Park District………………………………………………… 52
9 Property Development Standards – Business Park / Districts…………………………………. 54
10 Permitted Use Matrix – Open Space and Parks…………………………………………………. 66
11 Permitted Use Matrix – Community Purpose Facility District………………………………….. 71
12 Off-Street Parking Requirements………………………………………………………………. 79
13 Discretionary Approval Matrix………………………………………………………………… 122
5/26/2021 PC Agenda Page 606 of 1005
Page viii March 2021
5/26/2021 PC Agenda Page 607 of 1005
OTAY RANCH VILLAGE 3 AND A PORTION OF
VILLAGE 4 AMENDMENT
CITY OF CHULA VISTA NET FISCAL IMPACT MODEL
SUMMARY REPORT
MARCH 2021
Prepared for:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
760-602-3780
Prepared by:
Development Planning & Financing Group, Inc.
27127 Calle Arroyo, Suite 1910
San Juan Capistrano, CA 92675
949-388-9269
RH Consulting Group
ranie@rhconsultinggroup.com
619-823-1494
5/26/2021 PC Agenda Page 608 of 1005
PAGE LEFT BLANK INTENTIONALLY
5/26/2021 PC Agenda Page 609 of 1005
March 2021 Page i
TABLE OF CONTENTS
1.0 Executive Summary ............................................................................................................. 1
1.1 Background & Purpose .................................................................................................... 1
1.2 City Net Fiscal Impact Model .......................................................................................... 2
1.3 Village 3 Existing Development ...................................................................................... 3
1.4 Proposed Village 3 Amendments (Proposed Project) ...................................................... 3
1.5 Summary of Findings – Proposed Project ........................................................................ 6
1.6 Summary of Finding – Existing Land Uses ..................................................................... 6
2.0 Introduction .......................................................................................................................... 8
2.1 Background & Purpose .................................................................................................... 8
2.2 Project Location ............................................................................................................... 8
2.3 Proposed Project ............................................................................................................... 8
2.4 City Fiscal Model ........................................................................................................... 12
3.0 Adjustments to Fiscal Model ............................................................................................. 12
3.1 Property Tax – Growth in Assessed Valuation .............................................................. 12
3.2 Property Valuation ......................................................................................................... 14
3.2.1 Residential Valuation Assumptions ........................................................................ 14
3.2.2 Non-Residential Valuation Assumptions ................................................................ 16
4.0 Fiscal Impacts .................................................................................................................... 18
4.1 Summary of Findings – Proposed Project ...................................................................... 18
4.2 Summary of Findings – Existing Land Uses .................................................................. 19
TABLES
1 Proposed Village 3 and a Portion of Village 4 Site Utilization Plan 5
2 Summary of Proposed Project Net Fiscal Revenue 6
3 Summary of Net Fiscal Revenue of Proposed Project vs. Existing Land Uses 7
4 Total Assessed Value after Turn-Over (Proposed Project) 14
5 Village 3 Residential Closings Per Year (Average Sales Price) – 2018 to 2020 15
6 Industrial Building Comparable Sales – Chula Vista 2020 16
7 Estimated Property Value Using Income Method – Commercial/Office 17
8 Annual and Cumulative Net Fiscal Impact – Proposed Project 18
9 Annual and Cumulative Net Fiscal Impact – Existing Land Uses 19
5/26/2021 PC Agenda Page 610 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page ii
FIGURES
1 Proposed Village 3 and a Portion of Village 4 Site Utilization Plan 4
2 Regional Location Map 9
3 Vicinity Map 10
4 Village 3 Aerial Map 11
5 Chula Vista Residential Market Overview 2012-2021 13
6 San Diego Home Price Index 2010-2021 13
ATTACHMENTS
A Village 3 City Fiscal Model and Summary of Adjustment to Chula Vista Fiscal
Impact Analysis Model – Proposed Project Scenario
B Village 3 City Fiscal Model and Summary of Adjustment to Chula Vista Fiscal
Impact Analysis Model – Existing Land Uses Scenario
5/26/2021 PC Agenda Page 611 of 1005
Chula Vista Net Fiscal Impact Model
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 1
1.0 Executive Summary
1.1 Background & Purpose
Otay Ranch Village 3 is a 489-acre mixed use village located in the southwest portion of Otay
Ranch (“Village 3”). HomeFed Village III Master, LLC and FlatRock Land Company, LLC
(together, “HomeFed”) are currently pursuing entitlements which would amend land uses on three
parcels within Village 3 (“Proposed Project”).
HomeFed proposes revisions to Village 3 which include: 1) expanding the Village 3 North and a
Portion of Village 3 Sectional Planning Area (SPA) Plan boundary to include the portion of Village
3 south of Main Street (the “FlatRock Parcel”); 2) changing land uses on three parcels within
Village 3 from “Office” to “High Residential” and from “Limited Industrial” and “Medium
Residential” to “Medium-High Residential”; and 3) transferring 41 “Urban Center” multi-family
residential units from the Otay Ranch Village 9 Sectional Planning Area (“SPA”) (“Village 9”) to
Village 3, which would increase the total authorized units in Village 3 from 1,597 to 1,638
residential units and correspondingly reduce the total authorized units in Village 9 from 4,000 to
3,959 residential units.
In order to provide fiscal revenue information pertinent to the City’s evaluation of the Proposed
Project, the City requested that HomeFed prepare a summary of the City’s Net Fiscal Impact Model
to estimate the fiscal impacts of both the Proposed Project and Existing Land Use scenarios.
HomeFed retained Development Planning & Financing Group (“DPFG”) to prepare the City’s Net
Fiscal Impact Model and RH Consulting Group to prepare this summary which includes the
following:
• DPFG prepared the City’s Fiscal Impact Model (“Fiscal Model”) for both the Proposed
Project and Existing Land Uses scenarios.
• DPFG utilized the Fiscal Model to prepare analysis.
• DPFG adjusted the Fiscal Model to account for property turnover and reassessment of
property taxes upon turnover/resale that will occur.
• The adjusted Fiscal Model indicates the following:
o The Proposed Project scenario generates positive City revenues from years 1
through 20 and approximately $17.43 million in cumulative net positive revenue
over 20 years; and
o The Existing Land Uses scenario generates positive City revenues from years 1
through 20 and approximately $16.75 million in cumulative net positive revenue
over 20 years.
• The Fiscal Model demonstrates that municipal revenues from the Proposed Project would
fully offset the cost of providing municipal services, while generating net positive revenues
to the City.
• The Fiscal Model indicates that the Proposed Project scenario will generate $678,666 more
net revenue to the City than the Existing Land Use scenario.
5/26/2021 PC Agenda Page 612 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 2
1.2 City Net Fiscal Impact Model
This report summarizes the Fiscal Model outputs prepared for the City. The Proposed Project
Fiscal Model and Existing Land Use Fiscal Model outputs are provided as Attachments “A” and
B” respectively. The Fiscal Models were adjusted to incorporate the following assumptions:
1. The home prices used in the Fiscal Models are based on actual Village 3 home sales that
occurred between 2018 and 2020.
2. An increase in the assessed value of residential property due to turnover (resale) was
estimated using an annual escalation factor of 3.5%, which is consistent with the historical
average of several recognized indices, including Case Shiller, California Association of
Realtors, Federal Reserve and Zillow. An escalation factor of 3.5% is considered
conservative as available historic information between 1987 and 2019 has shown an
average compound growth rate in home prices of 3.77% and 4.96%.
3. Average turnover (resale) of eight years was assumed for all residential units for purposes
of adjusting the assessed values to calculate property taxes. This turnover assumption is
reasonable as information on the typical homeowner from the National Association of
Realtors shows that the typical duration for owning a townhome or detached single-family
home is 6-10 years. In addition to typical turnover, in order to reflect similar assessed
value increases over build-out of the residential portion of both Fiscal Model scenarios, the
initial (year 1) home price assumption is increased by 3.5% until the initial year of sale for
each unit which is then assumed to be the initial base year value. Over the next seven years,
the base year value escalates by 2% over the prior year, consistent with California
Constitution Article XIII A Section 2(b). In year eight, the initial base year value is reset
assuming a reset of the assessed value based on an escalation factor of 3.5%. For purposes
of preparing the most conservative fiscal impact analysis, the Fiscal Models assumed no
commercial or industrial turnover.
4. Land use assumption for the two scenarios are as follows:
Proposed Project:
• 1,142 for-sale homes
• 496 for-rent apartment homes
• 244,400 SF Industrial
• 20,000 SF Commercial
Existing Land Uses:
• 992 for-sale homes
• 272 for-rent apartment homes
• 244,400 SF Industrial (Village 3 Business Park)
• 166,000 SF Industrial (FlatRock Parcel)
• 139,370 SF Office
• 20,000 SF Commercial
5/26/2021 PC Agenda Page 613 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 3
1.3 Village 3 Existing Development
The Village 3 site is graded, and associated infrastructure has been constructed, with the exception
of Main Street improvements. All approved residential and commercial land uses within Village
3 north of Main Street are built-out. Several industrial pads located north of Heritage Road and
the R-6 residential neighborhood (44 single family lots) located south of future Main Street are
graded but not fully developed. A gas station/convenience store/car wash is completed, and a self-
storage facility is under construction within the Village 3 Business Park (Industrial). The FlatRock
Parcel is partially developed with a water quality basin that serves the northern portion of Village
3.
1.4 Proposed Village 3 Amendments (Proposed Project)
Amendments to the Chula Vista General Plan (CVGP), Otay Ranch General Development Plan
(GDP), the Village 3 North and a Portion of Village 4 SPA Plan, the Village 9 SPA Plan and the
Village 9 Tentative Map are necessary to implement the Proposed Project. Tentative maps for
residential parcels R-6, R-19 and R-20 are also necessary to implement the proposed changes. The
unallocated and unused units currently authorized within Village 3 (377 DUs) and the units
proposed to be transferred from Village 9 (41 DUs) would be allocated to R-6, R-19 and R-20
(Refer to Table 1: Proposed Village 3 and a Portion of Village 4 Land Use Summary Table and
Figure 1: Proposed Village 3 and a Portion of Village 4 Land Use Plan). The proposed amendments
would eliminate the office use (139,370 SF) and the industrial use on the FlatRock Parcel (166,400
SF) and would increase the total Village 3 residential unit count from 1,597 units to 1,638 units
and correspondingly reduce the total Village 9 residential unit count from 4,000 units to 3,959
units, resulting in no new units within Otay Ranch.
5/26/2021 PC Agenda Page 614 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 4
Figure 1
Proposed Village 3 and a Portion of Village 4 Site Utilization Plan
5/26/2021 PC Agenda Page 615 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 5
Table 1 – Proposed Village 3 and a Portion of Village 4 Site Utilization Plan
5/26/2021 PC Agenda Page 616 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 6
1.5 Summary of Findings – Proposed Project
Based on the adjusted Fiscal Model, the Proposed Project is estimated to generate between
approximately $602,744 and $1,208,682 per year in net City municipal revenues during the first
20 years of operation and a cumulative total net revenue of approximately $17,427,955 over the
same period. A summary of the Fiscal Model outcome for the Proposed Project is provided in
Table 2: Summary of Proposed Project Net Fiscal Revenue.
Table 2: Summary of Proposed Project Net Fiscal Revenue
Year
Net Fiscal
Revenue
(unadjusted)
Net Fiscal
Revenue
(adjusted)
Cumulative
Net Fiscal
Revenue
1 $ 602,744 $ 602,744 $ 602,744
2 683,257 686,965 1,289,709
3 703,466 708,271 1,997,980
4 679,334 684,234 2,682,214
5 662,993 667,991 3,350,206
6 631,389 636,487 3,986,693
7 633,936 639,136 4,625,829
8 609,756 762,606 5,388,435
9 630,356 829,273 6,217,708
10 652,212 861,082 7,078,791
11 661,696 874,744 7,953,535
12 670,848 888,157 8,841,691
13 679,641 901,296 9,742,987
14 686,091 912,179 10,655,166
15 692,035 922,645 11,577,811
16 697,509 1,100,472 12,678,283
17 702,444 1,162,362 13,840,645
18 706,788 1,182,697 15,023,342
19 710,503 1,195,931 16,219,273
20 713,546 1,208,682 17,427,955
1.6 Summary of Finding – Existing Land Uses
This report also includes an evaluation of the existing land uses, including office and industrial
uses within Village 3 and industrial land uses within the FlatRock Parcel. Based on the Fiscal
Model, the Existing Land Uses scenario generates approximately $678,666 less than the Proposed
Project scenario on a cumulative basis. A summary of estimated net City revenue under the
existing land uses is provided in Table 3 below. A comparison with estimated revenues generated
by the Proposed Project is also provided for reference.
5/26/2021 PC Agenda Page 617 of 1005
Chula Vista Net Fiscal Impact Model Summary Report
Otay Ranch Village 3 and a Portion of Village 4 Amendment
March 2021 Page 7
Table 3: Summary of Net Fiscal Revenue of Proposed Project vs. Existing Land Uses
Adjusted Annual Net Fiscal Revenue
Year Proposed Project
Existing Land
Uses Difference
1 $ 602,744 $ 648,067 $ (45,323)
2 686,965 629,687 57,278
3 708,271 637,246 71,025
4 684,234 623,382 60,852
5 667,991 618,211 49,780
6 636,487 597,726 38,761
7 639,136 613,226 25,910
8 762,606 752,868 9,738
9 829,273 774,336 54,937
10 861,082 796,868 64,214
11 874,744 810,258 64,486
12 888,157 823,527 64,630
13 901,296 836,659 64,637
14 912,179 848,187 63,992
15 922,645 859,474 63,171
16 1,100,472 1,040,755 59,717
17 1,162,362 1,130,775 31,587
18 1,182,697 1,162,243 20,454
19 1,195,931 1,256,381 (60,450)
20 1,208,682 1,289,714 (81,032)
TOTAL $ 17,427,955 $ 16,749,589 $ 678,366
The increased positive fiscal impact indicated for the Proposed Project, when compared with the
Existing Land Uses, is primarily attributable to increased assessed valuation (leading to increased
property tax revenues) and increased sale and use taxes. These increased discretionary revenues
are largely offset by increased costs of providing services to the Proposed Project, resulting in the
relatively small annual variance between the two scenarios (average variance of 5% annually).
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2.0 Introduction
2.1 Background & Purpose
HomeFed is currently pursuing entitlements that would amend the land uses on three parcels within
Village 3. The Proposed Project would convert 8.3 acres from “Office” to “High Residential;”
convert 11.3 acres from “Limited Industrial” to “Medium-High Residential;” and convert 5.2 acres
from “Medium Residential” to “Medium-High Residential.” In order to provide fiscal analyses to
assist the City in their evaluation of the Proposed Project, the City requested that HomeFed provide
a Net Fiscal Model for two scenarios: Proposed Project and Existing Land Uses. HomeFed
retained DPFG to prepare two Fiscal Models and RH Consulting to prepare this summary report.
2.2 Project Location
The Village 3 SPA Plan Area is located at the southwestern portion of the Otay Valley Parcel of
Otay Ranch. Figure 2 illustrates the regional location of the SPA Plan area; Figure 3 illustrates
the vicinity and Figure 4 provides an aerial map of the Village 3 Project Area.
Village 3 is located south of Otay Ranch Village 2 and the Otay Landfill, west of existing light
industrial uses in the City of Chula Vista and north of the Otay River Valley. Existing development
in the vicinity of Village 3 includes Otay Ranch Village 2 to the north. Future development
includes Otay Ranch Villages 4, 8 West and 8 East to the east and industrial and residential uses
in Otay Ranch Village 2 to the north.
2.3 Proposed Project
The Proposed Project would convert 8.3 acres from Office to High Residential with 224 residential
units; 11.3 acres from Limited Industrial to Medium-High Residential with 116 residential units;
and 5.2 acres from Medium Residential to Medium-High Residential land uses with 78 residential
units. If approved, the Proposed Project would facilitate construction of the 377 approved but
unallocated/unused residential units within Village 3 and an additional 41 transfer units in the near
term. Of the 418 units contemplated as part of the Proposed Project, 194 would be for-sale multi-
family units and 224 would be rental apartment homes. The total assessed value of Village 3 upon
completion and sale of the 418 residential units included in the Proposed Project is estimated to
initially be approximately $959,950,981 (year 3) increasing to $1,731,789,080 (year 20).
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Figure 2
Regional Location Map
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Figure 3
Vicinity Map
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Figure 4
Village 3 Aerial Map
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2.4 City Fiscal Model
The Analysis herein is based on the Fiscal Model outputs prepared by DPFG. The Fiscal Model
estimates fiscal impacts based on land uses (i.e. single family residential, multi-family residential,
commercial, office and industrial), employee count (i.e. commercial, industrial and office land
uses), dwelling unit count (i.e. single family residential and multi-family residential land uses) and
assessed property values. All other assumptions in the Fiscal Model are constrained and are not
subject to modification. However, DPFG has also prepared an Adjustment to CV Fiscal Impact
Analysis Model for both scenarios which anticipates property turnover (resale) reassessment of
residential properties.
3.0 Adjustments to Fiscal Model
Based on DPFG’s experience and expertise in utilizing the City Fiscal Model, the following
adjustments to the model and valuation information were implement in both the Proposed Project
and Existing Land Uses scenarios.
3.1 Property Tax – Growth in Assessed Valuation
The Fiscal Model assumes that property tax growth will be equal to 2.0% based on Proposition 13
statutory limits. However, in addition to the 992 for-sale residential units assumed in the Existing
Land Use scenario, the Proposed Project includes 194 additional for-sale residential units, each of
which will be resold at varying points in time, that will trigger property tax reassessments based
on market values at the time of each sale. As a result of this residential turnover, while aggregate
assessed property value may lag market value, property tax revenue growth is expected to
generally track market value growth.
The Proposed Project Fiscal Model assumes absorption of the 418 units would occur over a three-
year time frame (see Attachment A). The Existing Land Use Fiscal Model assumes absorption of
the remaining residential units (44 SF units) would occur in year 16 due to infrastructure required
(extension of Main Street – a 6-Lane Prime Arterial) to serve the residential units within Parcel R-
6 (see Attachment B). The Fiscal Models for both the Existing Land Uses and Proposed Project
assume an absorption of 7 years for the industrial development within Village 3 North. The
remaining industrial and office development planned for the Existing Land Use is to be absorbed
within two years starting in year 16 (see Attachment B).
The duration of the initial homebuyer holding period drives the lag between assessed value and
market value, and the rate of turnover determines how closely assessed values track market values.
Information on typical homeowner tenure from the National Association of Realtors suggests a
median tenure of townhome or detached single-family home is 6-10 years. In addition to typical
turnover, in order to reflect similar assessed value increases over build-out of the residential units,
the initial (year 1) home price assumption is increased by 3.5% annually until the initial year of
sale for each unit, which is then assumed to be the initial base year value. Over the next seven
years, the base year value escalates by 2% over the prior year, consistent with California
Constitution Article XIII A Section 2(b). In year eight, the initial base year value is reset to the
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then market value based on a cumulative annual escalation factor of 3.5%. For purposes of
preparing the most conservative fiscal impact analysis, the Fiscal Models assumed no commercial
or industrial turnover. Refer to Table 4: Total Assessed Value after Turnover (Proposed Project).
Summary illustrations of home pricing are provided in Figures 5 and 6.
Source: Zillow.com
Figure 5
Chula Vista Residential Market Overview 2012 - 2021
Figure 6
San Diego Home Price Index 2010 - 2021
Source: Case-Shiller San Diego Index
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Table 4: Total Assessed Value after Turnover (Proposed Project)
Year
Total High Density
(MF) Assessed
Value After
Turnover
Total Med-High
Density (SF)
Assessed Value
After Turnover
Total Assessed
Value
1 $ 129,200,00 $ 567,314,081 $ 696,514,081
2 241,908,000 671,567,019 913,475,019
3 246,746,160 713,204,821 959,950,981
4 251,681,083 727,468,917 979,150,000
5 256,714,705 742,018,296 998,733,000
6 261,848,999 756,858,662 1,018,707,660
7 267,085,979 771,995,835 1,039,081,814
8 294,149,238 882,814,506 1,176,963,744
9 318,546,641 916,090,577 1,234,637,217
10 324,917,573 939,154,553 1,264,072,127
11 331,415,925 957,937,644 1,289,353,569
12 338,044,243 977,096,397 1,315,140,641
13 344,805,128 996,638,325 1,341,443,453
14 351,701,231 1,016,571,092 1,368,272,322
15 358,735,255 1,036,902,514 1,395,637,769
16 390,604,522 1,166,073,788 1,556,678,310
17 419,465,095 1,207,152,920 1,626,618,015
18 427,854,397 1,236,687,203 1,664,541,600
19 436,411,485 1,261,420,947 1,697,832,432
20 445,139,714 1,286,649,366 1,731,789,080
3.2 Property Valuation
DPFG utilized a combination of actual sales, comparable sales and income method calculations to
determine property valuations for the residential (for-sale), residential (apartments), commercial,
industrial, and office land uses within Village 3.
3.2.1 Residential Valuation Assumptions
For-Sale Residential:
For-sale residential existing values were calculated based on actual Village 3 sales/closing prices
across nine for-sale product types. Sales within Village 3 commenced in 2018 and final closings
occurred in 2020. DPFG calculated the average 2020 home value by escalating yearly closing
prices by approximately 2% per year which resulted in a weighted average value for all 3 years of
$620,000/residential unit for the existing homes. This derived weighted average value was applied
to the 948 existing for-sale units for both the Existing Land Use and Proposed Project Fiscal Model
scenarios (year 1) instead of using the current 2020 value of $647,445 which does not represent
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the weighted average for all 3 years. Refer to Table 5: Village 3 Closings Per Year (Average Price)
2018-2020.
The Proposed Project includes 194 additional for-sale units within Parcels R-6 and R-20. DPFG
calculated the value of these units based on actual Village 3 sales/closing prices for comparable
product types. The 78 units proposed on Parcel R-6 are comparable in size and density to the
Village 3 Strata product. DPFG calculated the average value of the proposed units by escalating
yearly closing prices by approximately 1% per year over a 6-year period, which resulted in an
average value of $505,000/residential unit. The 116 units proposed on Parcel R-20 are comparable
in size and density to the Village 3 Flora product. DPFG calculated the average value of the
proposed units by escalating yearly closing prices by approximately 1% per year over a 5-year
period, which resulted in an average value of $485,000/residential unit.
Table 5: Village 3 Residential Closings Per Year (Average Sales Price) 2018-2020
Residential Closings per Year Average Sales Price
Product Name/Parcel 2018 2019 2020
Flora $ 422,665 $ 446,029 $ 461,429
Strata 458,834 485,590 477,419
Sierra 545,955 507,361 584,401
Indigo 573,499 577,787 614,050
Valencia 596,583 610,670 641,404
Prado 616,558 623,799 658,875
Seville 682,265 682,786 714,895
Castellena 721,385 714,718 823,300
Haciendas 777,380 777,408 851,230
Average Sales Price $ 599,458 $ 602,905 $ 647,445
Rental Apartments:
There are currently 272 apartment units constructed and leased within Village 3 (Existing Land
Uses) and 224 additional apartments units in the Proposed Project. In order to determine the
assessed value of both the existing and proposed apartment units in Village 3, DPFG identified
two comparable apartment project sales: Pulse Millenia, a 273 apartment unit project, sold in
2016/17 for $98.9 million (average value of $362,000/apartment unit); and Alexan Millenia, a 309
apartment unit project, sold in 2019 for $131 million (average value of $424,000/apartment unit).
DPFG calculated a conservative assessed value by escalating the per unit value of the comparable
projects by approximately 5.5% over a 2.25 year period, which resulted in a rounded value of
$475,000/apartment unit. This escalation factor is consistent with the San Diego rental market
data in the Census ACS Survey and per the CBRE 2021 Multifamily U.S. Real Estate Market
Outlook report. This estimated value was utilized for rental apartment units in both the Proposed
Project and Existing Land Uses Fiscal Model scenarios.
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3.2.2 Non-Residential Valuation Assumptions
The Existing Land Uses scenario includes approximately 244,440 SF of Industrial uses within the
Village 3 Business Park, 166,000 SF of Industrial uses within the FlatRock Parcel, approximately
139,370 SF of Office uses and 20,000 SF of Commercial uses within the mixed-use project. The
Proposed Project would include 244,440 SF of Industrial uses within the Village 3 Business Park
and 20,000 SF of Commercial uses within the Village 3 mixed-use project.
Industrial:
DPFG utilized the comparable Industrial building sales data presented in Table 6: Industrial
Building Comparable Sales – Chula Vista 2020 to estimate the assessed value for the Industrial
uses within Village 3. The simple average price per square foot for sales that occurred within the
City of Chula Vista during 2020 is $249.18, while the weighted average price per square foot is
$193.96. Due to uncertainty regarding the industrial market and in the absence of certainty
regarding the timing of industrial development within Village 3, DPFG utilized a conservative sale
price per square foot of $200.00 in the Fiscal Model for both the Proposed Project and Existing
Land Uses scenarios.
Table 6: Industrial Building Comparable Sales – Chula Vista 2020
Assessor Parcel
Number Date Sold Sales Price
Building
Square
Footage
Price per
Square
Footage
595-231-39-00 7/7/2020 $ 1,850,000 7,343 $ 251.94
646-240-63-00 7/30/2020 5,279,500 32,028 164.84
646-170-24-00 3/18/2020 7,426,000 31,404 236.47
646-190-16-00 3/24/2020 2,200,000 12,533 175.54
646-150-18-00 2/20/2020 1,600,000 13,152 121.65
646-142-15-00 7/30/2020 8,335,000 53,601 155.50
644-182-14-00 11/25/2020 1,975,000 3,000 658.33
644-181-30-00 1/24/2020 895,000 3,100 288.71
622-230-34-00 10/9/2020 1,520,000 5,997 253.46
629-100-21-26 7/17/2020 670,000 3,078 217.67
629-100-21-20 6/11/2020 980,000 4,030 243.18
623-230-28-00 11/25/2020 3,500,000 19,117 183.08
629-060-58-00 7/24/2020 935,000 3,236 288.94
Simple Average $ 249.18
Weighted Average $ 193.96
Office and Commercial:
The Existing Land Use scenario includes 20,000 SF of existing Commercial uses and 139,370 SF
of Office uses within Village 3. The Proposed Project includes 20,000 SF of existing Commercial
uses within Village 3. Because DPFG was not able to identify comparable Commercial or Office
sales within the City of Chula Vista, an “Estimated Property Value Using Income Method” was
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utilized to determine the assessed value of the Office and Commercial uses within Village 3. Based
on this calculation, DPFG utilized $275/SF for Commercial uses and $350/SF for Office uses in
both the Proposed Project and Existing Land Uses Fiscal Model scenarios. Refer to Table 7:
Estimated Property Value Using Income Method – Commercial/Office.
Table 7: Estimated Property Value Using Income Method – Commercial/Office
Commercial
Retail and
Service
Office and
Professional
Gross Square Feet 20,000 139,370
Less: Non-leasable SF @ 10% (a) (2,000) (13,937)
Leasable SF 18,000 125,433
REVENUE
Average Monthly NNN Rental Rate/SF (b) $ 2.45 $ 3.15
Total Scheduled Annual NNN Rents $ 529,200 $ 4,741,367
EXPENSES
Vacancy (%) (b) 6.10% 12.80%
Vacancy ($) $ 32,281 $ 606,895
Operating Expenses (c) 183,860 826,894
Total Expenses $ 216,141 $ 1,433,790
NET OPERATING INCOME $ 313,059 $ 3,307,578
CAP RATE (d) 5.75% 6.75%
TOTAL VALUE $ 5,444,502 $ 49,001,154
VALUE PER GROSS SQUARE FOOT 272.23 351.59
VALUE PER GROSS SQUARE FOOT
(ROUNDED)
275.00 350.00
Notes:
(a) Analysis estimates office and commercial sites are comprised of approximately 10% common area.
(b) Commercial Retail Service per CBRE Marketview San Diego Retail, Q3 2020 Report. Office and
Professional per CBRE Marketview San Diego Office, Q3 2020 Report
(c) Operating expenses for Office estimated at 20.0% of revenue. Assumes operating expenses at 37% of rental
revenue; based on U.S. Community/Community Shopper Center operating cost data per Dollars & Cents of
Shopping Center (2008); ULI for Commercial and Retail.
(d) Cap Rates per Q3 2020 Analyzer for San Diego. For Q3 2020 San Diego: Grocery -Anchored Retail Centers
Stabilized Class A Cap Rates range from 4.75-5.75; Suburban Office Stabilized Class A Cap Rates range
from 6.25-6.75.
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4.0 Fiscal Impacts
4.1 Summary of Findings – Proposed Project
Based on the adjusted Fiscal Model, the Proposed Project is estimated to generate between
$602,744 and $1,208,682 per year in net positive fiscal impact to the City during the first 20 years
of operation. Cumulative net positive fiscal impacts to the City for the first 20 years of operation
are estimated at $17,427,955. A summary of annual and cumulative net fiscal impact generated
by the Proposed Project are provide below in Table 8.
Table 8: Annual and Cumulative Net Fiscal Impact – Proposed Project
Year
Net Fiscal
Impact
(unadjusted)
Net Fiscal
Impact
(adjusted)
Cumulative
Net Fiscal
Impact
1 $ 602,744 $ 602,744 $ 602,744
2 683,257 686,965 1,289,709
3 703,466 708,271 1,997,980
4 679,334 684,234 2,682,214
5 662,993 667,991 3,350,206
6 631,389 636,487 3,986,693
7 633,936 639,136 4,625,829
8 609,756 762,606 5,388,435
9 630,356 829,273 6,217,708
10 652,212 861,082 7,078,791
11 661,696 874,744 7,953,535
12 670,848 888,157 8,841,691
13 679,641 901,296 9,742,987
14 686,091 912,179 10,655,166
15 692,035 922,645 11,577,811
16 697,509 1,100,472 12,678,283
17 702,444 1,162,362 13,840,645
18 706,788 1,182,697 15,023,342
19 710,503 1,195,931 16,219,273
20 713,546 1,208,682 17,427,955
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4.2 Summary of Findings – Existing Land Uses
Based on the adjusted Fiscal Model, the Existing Land Uses are estimated to generate between
$648,067 and $1,289,714 per year in net positive fiscal impact to the City during the first 20 years
of operation. Cumulative net positive fiscal impacts for the first 20 years of operation are estimated
at $16,749,589. A summary of annual and cumulative net fiscal impact generated by the Proposed
Project are provided below in Table 9.
Table 9: Annual and Cumulative Net Fiscal Impact – Existing Land Uses
Existing Land Uses
Year
Net Fiscal
Impact
(unadjusted)
Net Fiscal
Impact
(adjusted)
Cumulative Net
Fiscal Impact
1 $ 648,067 $ 648,067 $ 648,067
2 629,687 629,687 1,277,754
3 637,246 637,246 1,915,000
4 623,382 623,382 2,538,383
5 618,211 618,211 3,156,594
6 597,726 597,726 3,754,320
7 613,226 613,226 4,367,545
8 600,990 752,868 5,120,413
9 619,421 774,336 5,894,749
10 638,855 796,868 6,691,617
11 649,084 810,258 7,501,875
12 659,130 823,527 8,325,402
13 668,974 836,659 9,162,061
14 677,148 848,187 10,010,248
15 685,014 859,474 10,869,722
16 736,403 1,040,755 11,910,477
17 820,335 1,130,775 13,041,252
18 845,595 1,162,243 14,203,795
19 933,400 1,256,381 15,459,876
20 960,273 1,289,714 16,749,589
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ATTACHMENT A
VILLAGE 3 CHULA VISTA FISCAL IMPACT ANALYSIS MODEL AND SUMMARY OF
ADJUSTMENTS TO CHULA VISTA FISCAL IMPACT ANALYSIS MODEL
PROPOSED PROJECT SCENARIO
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Village 3 Summary of Adjustment to CV Fiscal Impact Model – Proposed Project1
1 See Village 3 Assessed Value and Reassessment Year – Breakdown by Absorption and Med-High Density (Single
Family Units) Tables Exhibit A, Page 3.
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Chula Vista Fiscal Impact Analysis Model – Proposed Project
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ATTACHMENT B
VILLAGE 3 CHULA VISTA FISCAL IMPACT ANALYSIS MODEL AND SUMMARY OF
ADJUSTMENTS TO CHULA VISTA FISCAL IMPACT ANALYSIS MODEL
EXISTING LAND USE SCENARIO
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Village 3 Summary of Adjustment to CV Fiscal Impact Model2 – Existing Land
Uses
2 See Village 3 Assessed Value and Reassessment Year – Breakdown by Absorption and Med-High Density (Single
Family Units) Tables on Exhibit B, Pages 3-4.
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Chula Vista Fiscal Impact Analysis Model – Existing Land Uses
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OTAY RANCH VILLAGE 3 AND A PORTION
OF VILLAGE 4
Non-Renewable Energy Conservation Plan
Appendix I
March 2021
Adopted on December 2, 2014
By Resolution No. 2014-234
Amended December 6, 2016
By Resolution No. 2016-254
Amended __________
By Resolution No. ______________
Prepared for:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Prepared by
WHA, Inc.
680 Newport Center Drive, Suite 300
Newport Beach, CA 92660
(949)-250-0607
Contact: Julia Malisos
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i
Table of Contents
I. Introduction ....................................................................................................................................... 1
II. Non-Renewable Energy Conservation Plan ...................................................................................... 1
A. Transportation ............................................................................................................................... 1
B. Building Design & Use ................................................................................................................. 3
C. Lighting ......................................................................................................................................... 6
D. Recycling ...................................................................................................................................... 6
E. Land Use ....................................................................................................................................... 7
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 1 October 2020 Draft
I. Introduction
The Otay Ranch General Development Plan (GDP) requires the preparation of a Non-Renewable
Energy Conservation Plan that identifies feasible methods to reduce the consumption of non-
renewable energy resources. Categories identified in this Plan where reductions may occur include
but are not limited to: Transportation, Building Design & Use, Lighting, Business, Recycling,
Alternative Energy Sources and Land Use.
The Chula Vista region’s current reliance on fossil fuels provides the majority of non-renewable
energy consumption. Fossil fuels are directly consumed in the form of gasoline, diesel fuel and
natural gas and indirectly as electricity generated from these fuels. The goals, objectives and
policies of the GDP require that any new project identify a plan that assists in a long-range strategy
that will increase the conservation of and decrease the consumption of non-renewable energy
resources.
II. Non-Renewable Energy Conservation Plan
Opportunities for energy conservation in Village 3 are characterized by the following:
A. Transportation
Transportation design features that encourage energy conservation in Village 3 include:
• Reduced Vehicle-trip Miles:
On the regional level, Village 3 is designed to accommodate Bus Rapid Transit as well as
local bus service. The Bus Rapid Transit stop is proposed at the intersection of Heritage
Road and Main Street, and there is a local bus stop along Heritage Road that serves the
Business Park and the Village 3 Residents.
The circulation plan for the Village encourages pedestrian activity and bike access by way
of the Village Pathway, an off-street paved path for bicycles and pedestrians. The design
of all streets within Village 3 include sidewalks and landscaping to promote pedestrian
movement. Additionally, the Village provides connections between the internal pedestrian
trail network and the Chula Vista Greenbelt Trail and Regional Trail. In fact, a segment of
the Chula Vista Greenbelt is located within the Village 3 SPA boundary.
The 10’ Regional Trail connects Village 3 to Village 2 along Heritage Road and Villages
4 and the Village 8 West Town Center along Main Street. The 10-ft. wide trail is designed
to accommodate both pedestrians and bicyclist who wish to utilize this unique system of
pedestrian/bikeway pathways, and other regional trails.
The project also includes bike lanes on all Transportation Element roadways. A Class 2
Bike Lane is planned along both Heritage Road and Main Street, providing a strong
connection from Village 3 to the City of Chula Vista Bikeway system. Class 3 Bike Lanes
are accommodated throughout the Village as well.
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NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 2 March 2021
Additional measures to promote alternative transportation use or reduce traffic congestion
include: uses such as open space and an elementary school within walking distance to the
majority of homes, parking lots designed to the rear or side of commercial sites to improve
the aesthetics, design features that encourage walking and minimize conflicts between cars
and pedestrians; appropriately scaled architecture and landscape aesthetics that are
engaging and interesting from the sidewalk.
Trip reductions produce for this SPA was and are based on the internal trip capture
methodology outlined in the ITE Trip Generation Handbook. As indicated in the Otay
Ranch Village 3 North and a Portion of Village 4 Trip Generation Review (Chen Ryan
2020), the proposed land uses would generate approximately 20,826 daily trips, while the
approved land uses would generate approximately 26,107 daily trips. The proposed land
uses would therefore generate approximately 5,281 fewer trips (20.2 percent) when
compared to the approved land uses. The travel behavior of the remaining land uses
previously analyzed as part of the approved project would be unchanged. As a result,
operational emissions (specifically those resulting from mobile sources) associated with
the approved project would be reduced as compared to the prior analysis.
• Alternative Travel Modes
The GDP describes the automobile oriented improvements as only one component of an
integrated mobility system, which includes bicycles, low speed electric vehicles, pedestrian
trails and public transit systems. For this reason, all circulation streets in and around the
SPA Plan area have been designed to minimize steep gradients wherever possible. The
village has trails and sidewalks throughout, providing connectivity and access withi n the
village and outside of the village using means other than an automobile.
Furthermore, any single-family homes and townhomes with private garages built after
2020 will include Electric Vehicle (EV) - Capable infrastructure enabling electric vehicle
charging. Common area parking will also include charging stations as required by Code.
• Increase Use of Transit
Village 3 has higher density homes that are close to transit and pedestrian/bicycle trails.
Enabling safe walking and biking environments as well as convenience to the transit stops
(local and BRT) encourages transit use. Village 3 has done this by their land use planning
and by the design of the streets and trails.
• Roadway Pavement Widths and Street Trees
Otay Ranch street sections are narrower than typical standards. Narrow streets and a
reduction in asphalt pavement reduce the “urban heat-island effect” by limiting the number
of reflective surfaces and the demand for air conditioning. Street trees provide shade which
further reduces heat-gain. Street and parking lot tree planting shall comply with the City
of Chula Vista Shade Tree Policy Number 576-19 (May 22, 2012). The objective is to
maximize shade cover to the greatest extent possible. Shade trees are provided for all new
parking lots that will achieve 50% canopy cover over the parking stall areas five to 15 years
after planting. Shade street trees are also designed into village landscape plan reducing
pavement temperatures in the hotter months.
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 3 March 2021
B. Building Design & Use
Building design & use features that encourage energy conservation in Village 3 include:
• Housing Efficiency
Village 3 is comprised of smaller detached homes and attached buildings which use less
energy for heating and cooling than larger, single-family detached homes. In addition, the
small-lot single family homes have a smaller area of landscaping than typical single-family
lots, which reduces the amount of water used for irrigation. The amendment purpose is to
incorporate greater densities into the Village 3 area. R-6 is changing from “single family”
to “high residential,” R-19 is changing designation from office to “high residential,” and
R-20, which is a new addition to the Village 3 boundary will also permit “high residential”.
• Solar Orientation
Passive solar design including the orientation of buildings can take advantage of the sun’s
warmth in winter to assist with heating as well as minimize heat gain in summer months to
assist with cooling. Village 3 was designed to accommodate 2016 standards, however
anything that still requires permits will have to comply with the 2019 Energy Code or the
code cycle at the time of approval. The 2019 Energy Code uses a baseline home with a PV
system, all homes being submitted for building permit approval will be compared against
this baseline home, which includes all low-rise single family and multifamily buildings.
With the code requirement, it is likely that all low rise single family and multifamily homes
will utilize PV systems, unless the building qualifies for an exception. The minimum
qualifying size of the PV system is based on the projected annual electrical usage with the
goal of generating the same amount of energy that the home consumes. With the
assumption of increase solar usage, the 2019 California Energy Code has expanded the
preferred solar access zone which provides a greater range of effective rooftop orientation.
• Building Efficiency
The majority of Village 3 was built under the 2016 SPA approval, using Title 24, Part 6 of
the California Building Standards Code regulates energy uses including space heating and
cooling, hot water heating, and ventilation. The energy code allowed new buildings to meet
a “performance” standard that enables a builder to choose the most cost-effective energy
saving measures to meet the standard. These choices include:
o Quality insulation installation
o Low thermal emissivity windows
o Radiant barriers
o Cool roofs
o High-efficiency HVAC systems
o Alternative heating and cooling systems
o Efficient water heating systems
o Efficient lighting systems
The modified planning areas that are the subject of this Amendment, will fall under the
2019 California Building and Energy Code at minimum. According to the California
Energy Commission, “single-family homes built with the 2019 standards will use about 7
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 4 March 2021
percent less energy due to energy efficiency measures versus those built under the 2016
standards. Once rooftop solar electricity generation is factored in, homes built under the
2019 standards will use about 53 percent less energy than those under the 2016 standards.
This will reduce greenhouse gas emissions by 700,000 metric tons over three years,
equivalent to taking 115,000 fossil fuel cars off the road.
Nonresidential buildings will use about 30 percent less energy due mainly to lighting
upgrades. In addition, nonresidential buildings will be solar ready and compliant with
applicable codes from Title 24, Part 6 and Part 11.
The City of Chula Vista has adopted Green Building Standards (CVMC Chapter 15.12)
and an Energy Efficiency Ordinance (CVMC Section 15.26) that requires compliance with
the current Title 24 Part 11 and Part 6, respectively.
• Water Conservation
Water-related energy use consumes 19 percent of California’s electricity, 30 percent of its
natural gas and 88 billion gallons of diesel fuel every year. The water-related energy use
includes water and wastewater treatment as well at the energy needed to transport the water
from it source (either northern California or the Colorado River.)
Village 3 built under the 2016 approval complied with the following requirements:
The Village 3 North and a Portion of Village 4 SPA Plan included a Water Conservation
Plan which outlines strategies to reduce water use inside and outside of the built
environment. The Village 3 and a Portion of Village 4 Water Conservation Plan Update
was prepared by Dexter Wilson Engineering (May 2020) to address the proposed changes
to Village 3. These strategies include the following requirements:
Indoor Water Conservation
• Plumbing fixtures and fixture fittings shall comply with the current California
Energy Code.
Outdoor Water Use
• Outdoor water use shall comply with the requirements of current California Green
Building Standards Code.
• Controllers for landscaping provided by the builder and installed at the time of final
inspection shall comply with the following:
o Controllers shall be weather- or soil moisture-based controllers that
automatically adjust irrigation in response to changes in plants’ needs as
weather conditions change.
o Weather-based controllers without integral rain sensors or communication
systems that account for local rainfall shall have a separate wired or wireless
rain sensor which connects or communicates with the controller(s). Soil
moisture-based controllers are not required to have rain sensor input.
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 5 March 2021
Village 3 projects that are approved after January 1, 2020:
In compliance with the 2019 CALGreen Code and CVMC 15.12, all residential units will
be required to have:
o Hot Water Pipe Insulation
o Water Efficient Dishwashers
o Dual Flush Toilets
o Water Efficient Landscape and Irrigation
• Use of Energy Efficient Appliances
Homes and other buildings built under the 2016 approval were built in compliance with
the applicable California Energy Code Requirements at the time approval. Homes and other
buildings built after January 1, 2020 will comply with the 2019 California Energy Code or
with the applicable code cycle at the time of approval.
• Use Improved Construction Standards
Residential and commercial construction within Village 3 is required to adhere to the
Energy Efficiency Standards of the City of Chula Vista Municipal Code Section 15.24,
20.04 and the Building and Energy Efficiency Standards in Title 24 Part 6 of the California
Code of Building Regulations.
• Use of Solar Energy Systems
Village 3 built under the 2016 approval complied with the following requirements:
Passive solar design and building orientation can take advantage of the sun in the winter
for heating and reduce heat gain and cooling needs during the summer. See the discussion
above regarding community. Village 3 and a portion of Village 4 will also comply with
the City of Chula Vista’s “Solar Ready” Ordinance which requires solar hot water pre-
plumbing (CVMC Section 20.04.030) and photovoltaic pre-wiring requirements (CVMC
20.04.040). These requirements facilitate future installation of solar hot water systems and
roof top photovoltaic panels.
Village 3 that will be built after January 1, 2020 will comply with the following
requirements and the California Energy Code requirements at the time of approval which
may require use of PV systems rather than simply solar-ready.
Chula Vista Municipal Code Section 20.04.040 requires all new residential units to include
plumbing specifically designed to the later installation of a system that utilizes solar
photovoltaic or other renewable energy resource as a means of generating electricity.
New buildings will be designed to be photovoltaic ready. This includes providing space on
the roof surface and penetrations through the roof surface with a minimum one-inch
conduit from the electrical service equipment for the future roof installation to provide for
a PV system.
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 6 March 2021
At minimum, all projects being approved under the Village 3 and Portion of Village 4 SPA
Amendment will be required to meet the 2019 California Energy Code.C. Lighting
Energy efficient lighting will be used to light streets, parks and other public spaces. All residential
and commercial use lighting is and will need to comply with current California Energy Code
requirements.
• Energy Efficient Public Lighting
Standards for Village 3 will comply with Title 24, Part 6 requiring the use of energy
efficient lighting in commercial public areas including plazas and parks. The proposed
project will also comply with Title 24, Part 11 regarding light pollution reduction.
The City of Chula Vista Public Works Department has installed 16,000 LED lights in the
City that use 1/3 the electricity without reducing lighting levels and impacting public
safety. The applicable lighting system will continue to be used in Village 3.
D. Recycling
Residential and Commercial Recycling programs in Village 3 include:
• Building built under the 2016 approval comply with the 2016 CALGreen Building Codes.
Projects approved after January 1, 2020 will be require:
• Chula Vista Municipal Code Sections 8.23-25 requires all commercial and industrial
establishments that recycle with a third-party recycler to submit recycling tonnage
documentation on an annual basis to the City’s conservation coordinator, due on or before
January 31st, for the previous year. Those establishments recycling with a franchised hauler
do not need to report because the hauler does the reporting to the City. This requirement
promotes recycling of materials.
The City of Chula Vista’s Recycling and Solid Waste Planning Manual, adopted by City
Council, provides information for adequate space allocated to recycling and solid waste
within individual projects, based upon the type of project and collection service needed.
Additionally, the City of Chula Vista encourages the use of compost materials to be
incorporated into the soil of all new construction projects to improve soil health, water
retention, less water runoff and filtration of water run-off prior to entering storm drains and
creeks on the way to San Diego Bay. The yard trimmings collected in Chula Vista are
composted at the Otay Landfill and may be available for purchase.
• New Construction Waste Reduction
California Green Building Code Title 24, Part 11 (CALGreen) requires that a minimum of
65% all new construction waste generated at the site be diverted to recycle or salvage.
Additionally, the State has set per capita disposal rates of 5.3 pounds per person per day
for the City of Chula Vista. To maintain these targets the following programs must be
implemented per Chula Vista Municipal Code Sections 8.23 Solid Waste and Recycling
Contract or Franchise; 8.24 Solid Waste and Litter; 8.25 Recycling and 19.58.340 Trash
Enclosures:
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
NON-RENEWABLE ENERGY CONSERVATION PLAN
Page 7 March 2021
All new construction and demolition projects in the City are required to divert from landfill
disposal 100% of inert waste to include asphalt, concrete, bricks, tile, trees, stumps, rocks
and associated vegetation and soils resulting from land clearing; and 50% of all remaining
waste generated. Contractors will be required to put up a performance deposit and prepare
a Waste Management Report form to ensure that all materials are responsibly handled.
Upon verification that the diversion goals have been met the performance deposit will be
refunded. CVMC 8.25.095.
E. Land Use
Land use patterns and project features that conserve non-renewable energy resources and reduce
the reliance on the automobile Village 3 include:
• Reduce the Reliance on the Automobile
The vision for Village 3 is to develop a community with inter-connected uses and densities.
The mix of proposed residential, commercial and community uses are intended to provide
a complementary, mixed-use environment with a focus on promoting a walkable and
bikeable community that reduces automobile trips.
The Village has sidewalks and trail throughout as well as public transit stops. The various
opportunities encourage walking or biking rather than driving. The trails also connect to
the larger regional system as does the transit, thus enabling transit use beyond the Village
itself.
Per the Otay Ranch Village Three Project – Air Quality and Greenhouse Gas Update
(Dudek 2020), the proposed Village 3 and Portion of Village 4 Amendment would reduce
the daily trips by 20% as compared to the 2016 approved project.
• Regional Mass Transit Facilities
Otay Ranch and Village 3 are designed and ready to accommodate public transportation
and alternative travel modes to reduce energy consumption. Village 3 is designed with a
local bus stop and Bus Rapid Transit to accommodate connection to the region. In
conformance with General Plan policy, public transportation is an integral part of Otay
Ranch. The Village 3 plan has responded by providing such public transit facilities.
The current regional transit plan includes transit lines on East “H” Street, East Palomar
Street, La Media Road and Eastlake Parkway as well as a transit route on La Media
Parkway with a transit stop planned at La Media Parkway and Birch Road. Transit stations
are planned to be located approximately five to six miles apart with the nearest station to
Village 8 West located in the Eastern Urban Center. In conformance with the General Plan,
a future transit line also is located on Main Street and two transit stops are planned in the
Village 8 West Town Center, one along west-bound Main Street and one along east-bound
Main Street. The actual transit plan will be developed in conjunction with SANDAG.
Specific access points as well as the internal circulation for bicycle riders and pedestrians
and exact roadway crossings will be approved during the Tentative Tract Map (TM)
process.
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Curt Smith
October 30, 2020
Page 2
The Village 3 North project was approved was approved as part of the University Villages
Project Comprehensive SPA Plan Amendment Final Environmental Impact Report (2014
FEIR) and amended in 2016. The FlatRock Property was approved for development in 2006
as part of the Otay Ranch Village Two, Three, and a portion of Village Four Sectional
Planning Area (SPA) Plan Final Second Tier Environmental Impact Report (2006 FEIR). The
Village 3 North 2016 SPA Amendment and the 2006 FEIR reflect the most current approval
for the project. The purpose of this memorandum is to evaluate the impact of the proposed
land use changes for Village 3 on the findings from previous approvals.
Village 3 and a Portion of Village 4 SPA Amendment Summary
A summary of proposed changes to the Village 3 land use plan is provided as follows:
• Expand the SPA boundary to include the FlatRock Parcel which includes a parcel
currently designated Limited Industrial and adjacent Open Space and Preserve Open
Space areas.
• Change the land use designation and rezone a portion of the FlatRock Parcel from
Industrial (I) to Residential (RM-1), designate the residential parcel “R-20” and
allocate 116 multi-family units to R-20.
• Change the land use designation and rezone parcel O-1 and O-2 from Office (O) to
Residential (RM-2), designate the parcel “R-19” and allocate 224 multi-family units to
R-19.
• Change the land use designation and rezone parcel R-6 from Residential (SF-4) to
Residential (RM-1) and allocate 78 multi-family units to R-6.
• Relocate the water quality basin within the R-20 parcel.
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October 30, 2020
Page 3
Water Demand Projection – Approved Plan (2016 SPA Amendment)
Table 1 summarizes the projected average day water demands for Village 3 based on the
approved land use plan as presented in the 2016 SPA Amendment. This analysis used the
water demand factors from the 2008 Otay Water District Water Resources Master Plan
Update (Revised April 2013).
TABLE 1
VILLAGE 3 APPROVED LAND USE PLAN
PROJECTED WATER DEMANDS (2016 SPA AMENDMENT and 2006 FEIR)
Land Use Quantity Demand
Factor
Average Demand,
gpd
SF Residential (3-8 DU/ac) 621 units 500 gpd/DU 310,500
SF Residential (>8 DU/ac) 381 units 300 gpd/DU 114,300
MF Residential 595 units 255 gpd/DU 151,725
Mixed-Use Commercial 8.1 ac1 1,607 gpd/ac 13,017
Office 8.3 ac 1,607 gpd/ac 13,338
Industrial 16.6 ac2 848 gpd/ac 14,076
School 8.3 ac 1,428 gpd/ac 11,852
Park 25.9 ac 0 gpd/ac3 2,160
CPF 1.0 ac4 714 gpd/ac 714
FlatRock – Industrial5 11.3 ac 893 gpd/ac 10,090
TOTAL 641,772
1 Mixed use commercial is based on 90 percent of gross acreage.
2 Industrial is based on net acreage.
3 Parks will be irrigated with recycled water, but a nominal amount of potable use has been estimated.
4 CPF only includes CPF-1 since small CPF sites will have no potable water use.
5 Water estimate based on Village 2, 3 and a Portion of Village 4 EIR (2006 FEIR)
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October 30, 2020
Page 4
Proposed Land Use Plan
The proposed site utilization plan and land use summary table are provided as Attachment
1. The proposed project does not propose any changes to the backbone streets but does change
proposed land uses and residential unit counts in several of the neighborhoods.
Water Demand Projection – Proposed Plan (2020 SPA Amendment)
Table 2 summarizes the projected average sewer flows for Village 3 based on the currently
proposed 2020 SPA Amendment. This projection uses current water demand factors from
the 2015 Otay Water District Water Master Plan. The decrease in water demand factors
compared to the 2016 SPA Amendment is due to water conservation efforts in recent years.
TABLE 2
VILLAGE 3 PROPOSED LAND USE PLAN
PROJECTED WATER DEMANDS (2020 SPA AMENDMENT)
Land Use Quantity Demand
Factor
Average Demand,
gpd
SF Residential (3-8 DU/ac) 432 units 425 gpd/DU 183,600
SF Residential (>8 DU/ac) 337 units 255 gpd/DU 85,935
MF Residential 869 units 255 gpd/DU 221,595
Mixed-Use Commercial 8.2 ac1 1,607 gpd/ac 13,177
Industrial 15.6 ac2 848 gpd/ac 13,229
School 8.3 ac 1,428 gpd/ac 11,852
Park 25.9 ac 0 gpd/ac3 2,160
CPF 1.8 ac 714 gpd/ac 1,285
TOTAL 532,833
1 Mixed use commercial is based on 90 percent of gross acreage.
2 Industrial is based on net acreage (from 2016 SPA Amendment water memo).
3 Parks will be irrigated with recycled water, but a nominal amount of potable use has been estimated.
4 CPF only includes CPF-1 and CPF-3 since CPF-2 will have no potable water use.
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Curt Smith
October 30, 2020
Page 5
In comparing the projections from Tables 1 and 2, the proposed 2020 SPA Amendment will
decrease previous water demand projections by approximately 17 percent compared to the
2016 SPA Amendment.
Water Conservation Savings
A water conservation plan was prepared for Village 3 North in 2016 as part of the project
approval. In addition to standard water conservation measures, residential units within
Village 3 have committed to installing the following two additional measures:
• Dual flush toilets
• Water efficient landscaping
The proposed additional residential units for Village 3 will be required to incorporate the
above measures.
The September 2016 Water Conservation Plan estimates water conservation savings from
the use of recycled water and from the implementation of water conservation measures at
single-family and multi-family residences. Table 3 summarizes the total projected water
conservation savings from the 2016 Water Conservation Plan with projections from the
Flatrock property included.
TABLE 3
OTAY RANCH VILLAGE 3 NORTH
SEPTEMBER 2016 WATER CONSERVATION PLAN
Description Units
Water
Savings,
gpd/unit
Total Water
Savings, gpd
Recycled Water --- --- 169,3581
Single-Family Residential 1,002 49.25 49,349
Multi-Family Residential 595 24.25 14,429
TOTAL 233,136
1 Includes recycled water demand from Flatrock property per 2006 FEIR.
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Curt Smith
October 30, 2020
Page 6
Based on the current proposed 2020 SPA Amendment, Table 4 provides the estimated
recycled water savings and Table 5 summarizes the total estimated water conservation
savings.
TABLE 4
OTAY RANCH VILLAGE 3
PROJECTED RECYCLED WATER DEMANDS
Land Use Area (ac) %
Irrigated
Irrigated
Area (ac) AAD, gpd
Open Space 39.4 100 39.4 84,907
Parks 25.9 100 25.9 55,815
Mixed-Use Commercial 9.0 10 0.90 1,940
CPF 2.7 20 0.54 1,164
Multi-Family 38.3 15 5.75 12,391
School 8.3 20 1.66 3,577
Industrial 29.3 5 1.47 3,168
TOTAL 162,962
TABLE 5
OTAY RANCH VILLAGE 3
CURRENT SPA AMENDMENT (2020)
ESTIMATED WATER CONSERVATION SAVINGS
Description Units
Water
Savings,
gpd/unit
Total Water
Savings, gpd
Recycled Water --- --- 162,962
Single Family Residential 769 49.25 37,873
Multi-Family Residential 869 24.25 21,073
TOTAL 221,908
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Curt Smith
October 30, 2020
Page 7
Conclusion
The proposed SPA Amendment for Village 3 will decrease total water conservation savings
by 4.8 percent. The estimated recycled water use is slightly decreased from the 2016 report
due to a shift in the proposed land uses. Residential water conservation savings are also
decreased slightly due to the decrease in the number of single family residential units. The
net effect is that projected total water conservation savings are decreased from 233,136 gpd
to 221,908 gpd, or by 4.8 percent.
SMN:ah
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ATTACHMENT 1
SITE UTILIZATION PLAN
LAND USE SUMMARY
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UNIVERSITY VILLAGES
VILLAGE 3 AND PORTION OF VILLAGE 4 SPA PLAN
PUBLIC FACILITIES FINANCE PLAN
APPENDIX C
SUPPLEMENTAL PFFP
VILLAGE 3 AND PORTION OF VILLAGE 4 SPA PLAN
AMENDMENT
ADOPTED DECEMBER 2, 2014
BY RESOLUTION NO. 2014-234
AMENDED DECEMBER 6, 2016
BY RESOLUTION NO. 2016-254
AMENDED ________________
BY RESOLUTION NO. _______
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Applicant:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 202
Carlsbad, CA 92108
Contact: Curt Smith
760-918-8200
Prepared By:
RH Consulting Group, LLC
Contact: Ranie Hunter
Ranie@RHConsultingGroup.com
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TABLE OF CONTENTS
1. OVERVIEW............................................................................................................................... 1
2. PURPOSE .................................................................................................................................. 2
3. ASSUMPTIONS ......................................................................................................................... 2
A. Proposed Land Use Plan ..................................................................................................... 2
B. Discretionary Actions ......................................................................................................... 5
4. DEVELOPMENT PHASING ....................................................................................................... 8
5. DEVELOPMENT IMPACT FEE PROGRAMS ........................................................................... 10
6. SUBDIVISION SECURITY........................................................................................................ 10
7. Public Facilities .................................................................................................................... 11
A. Transportation/Traffic ....................................................................................................... 11
B. Police Services .................................................................................................................. 12
C. Fire and Emergency Medical Services ............................................................................. 12
D. Schools .............................................................................................................................. 13
E. Libraries ............................................................................................................................ 13
F. Parks, Trails and Open Space ........................................................................................... 13
G. Water ................................................................................................................................. 19
H. Sewer ............................................................................................................................... 23
I. Drainage .......................................................................................................................... 25
J. Air Quality ...................................................................................................................... 27
K. Civic Center .................................................................................................................... 27
L. Corporation Yard ............................................................................................................ 27
M. Other Public Facilities ..................................................................................................... 27
N. Fiscal Analysis ................................................................................................................ 27
O. Public Facility Finance .................................................................................................... 28
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EXHIBIT LIST
Number Title Page
3 Proposed Village 3 and a Portion of Village 4 Site Utilization Plan 5
4 Conceptual Phasing Plan 8
6 Circulation Plan 12
7 Parks and Open Space Plan 17
8 Trails Plan 18
9 Proposed Potable Water Facilities 21
10 Proposed Recycled Water Facilities 22
12 Proposed On-Site Sewer Facilities 24
13 Proposed Drainage Facilities 26
TABLES
Number Title Page
1 Comparison of Village 3 and a Portion of Village 4 Development (Adopted
vs. Proposed)
4
B.2 Village 3 and a Portion of Village 4 Site Utilization Plan 6
B.4 Conceptual Phasing 9
H.3 Preliminary Parkland Dedication Requirements 14
H.4 Park Acreage and Eligible Credits 14
H.7 Acquisition and Development (PAD) Fees (Preliminary Calculation) 15
4.6.5 Otay Ranch Park Land Obligations & Planned Park Land 16
I.4 Projected Potable Water Demand 19
I.5 Projected Recycled Water Demand 20
J.5 Projected Sewer Flows 23
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 1 March 2021
1. OVERVIEW
The Village 3 North and Portion of Village 4 SPA Plan (2014 SPA) and Public Facilities Finance Plan
(2014 PFFP) was approved by the Chula Vista City Council on December 2, 2014, by Resolution 2014-
234. The Chula Vista City Council also certified the Final Environmental Impact Report for the Otay
Ranch University Villages Project (FEIR) (EIR 13-01; SCH No. 2013071077) on December 2, 2014
which contains a comprehensive disclosure and analysis of potential environmental effects associated
with implementation of Village Three North and a Portion of Village Four. The 2014 SPA Plan was
subsequently amended on December 6, 2016 by Resolution 2016-254 (2016 SPA).
This Supplemental Public Facility Finance Plan (Supplemental PFFP) addresses proposed changes to
the public facility needs associated with the Village 3 and Portion of Village 4 Sectional Planning Area
Plan Amendment. HomeFed Village III Master, LLC/FlatRock Land Company, LLC (Applicant)
proposed project as described in the SPA Plan may be referred to as the “Project” or “2020 SPA.” The
Applicant prepared an Addendum to FEIR 13-01 for the Project, as well as technical memos and reports
that address the proposed changes to the Project.
The 2014 PFFP was prepared consistent with the requirements of the Chula Vista Growth Management
Program and Chapter 9, Growth Management of the Otay Ranch General Development Plan (GDP).
The preparation of the Supplemental PFFP is required in conjunction with the preparation of the SPA
Plan Amendment for the Project to ensure that the phased development of the Project is consistent with
the overall goals and policies of the City of Chula General Plan (CVGP), Growth Management Program
and the Otay Ranch GDP adopted by the Chula Vista City Council on October 28, 1993, as may be
amended from time to time to ensure that the development of the Project will not adversely impact the
City’s Quality of Life Threshold Standards. This Supplemental PFFP meets the Otay Ranch GDP
policy objectives.
This Supplemental PFFP is based on the phasing and Project information presented in the Otay Ranch
GDP, CVGP and Village 3 and a Portion of Village 4 SPA Amendments (2020). The Applicant
prepared technical analyses to determine whether the Project resulted in any changes to financing,
constructing, or maintaining public facilities within Village 3. The Applicant-prepared Project
technical analyses relevant to this Supplemental PFFP are discussed further below and include the
following:
• Drainage Study for Otay Ranch Village 3, R-6 and R-20 Tentative Map prepared by
Hunsaker & Associates.
• Priority Development Project (PDP) Storm Water Quality Management Plan
(SWQMP) for Otay Ranch Village 3, R-6 and R-20 Tentative Map prepared by
Hunsaker & Associates.
• Drainage & Storm Water Quality Management Plan Compliance Memo for Otay
Ranch Village 3, R-19 Tentative Map, prepared by Hunsaker & Associates.
• Otay Ranch Village 3 Trip Generation Review, prepared by Chen-Ryan, 2020.
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• Otay Ranch Village 3 North and a Portion of Village 4 SPA Amendment Water
Evaluation, prepared by Dexter Wilson Engineering, Inc., 2020.
• Otay Ranch Village 3 North and a Portion of Village 4 SPA Amendment Sewer
Evaluation, prepared by Dexter Wilson Engineering, Inc., My 2020.
• Otay Ranch Village Three Project – Air Quality/Greenhouse Gas Update, prepared
by Dudek, 2020
• Village 3 Amendment Fiscal Impact Analysis prepared by DPFG, 2020
These technical analyses supplement the technical reports associated with the original Project approvals
and 2014 PFFP and demonstrate that none of the proposed changes to the Project result in changes to
Mitigation Measures, Conditions of Approval or Thresholds established in the 2014 PFFP.
2. PURPOSE
The purpose of all PFFPs in the City of Chula Vista is to implement the City’s Growth Management
Program and to meet the CVGP goals and objectives, specifically those within the Growth Management
Element of the General Plan. The Growth Management Program ensures that development occurs only
when the necessary public facilities and services exist or are provided concurrent with the demands of
new development. The Growth Management Program requires a PFFP be prepared for every new
development project which requires either a SPA Plan or tentative map approval. Similarly,
amendments to a SPA Plan require an amendment or supplement to the PFFP. The purpose of this
Supplemental PFFP is to update and clarify the original 2014 PFFP to address changes to the Project.
In the City of Chula Vista, the PFFP is intended to ensure adequate levels of service are achieved for
all public services and facilities impacted by a project. It is understood that assumed growth projections
and related public facilities needs are subject to a number of external factors, such as the local economy,
the City’s future land use approval decisions, etc. It is also understood that funding sources specified
herein may change due to financing programs available in the future or requirements of either state or
federal laws. It is intended that revisions to cost estimates and funding programs be handled as
administrative revisions, whereas revisions to the facilities-driven growth phases are accomplished
through an update process via an amendment or supplement to the PFFP.
3. ASSUMPTIONS
This Supplemental PFFP supplements the Village 3 North and a Portion of Village 4 PFFP adopted on
December 2, 2014. Project zoning is regulated by the Village 3 and a Portion of Village 4 Planned
Community Regulations District, as amended as part of the Project. The Project also includes two new
tentative maps (R-6/R-20 and R-19).
A. Proposed Land Use Plan
The 2020 SPA land use plan would allow for the construction of 769 single-family units, 597 multi-
family units, and 272 multi-family residential units and 20,000 SF of commercial in a mixed-use
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setting; 8.3 acres for a school; 29.3 acres of industrial land use; 2.7 acres of Community-Purpose
Facilities (CPF); 25.9 gross acres of parkland; and 27.5 acres of open space. Approximately 192.3
acres of MSCP Preserve Open Space are also within the 2020 SPA boundary. The Applicant
proposes revisions to the Village 3 land use plan. The land use changes include expanding the 2016
SPA Plan boundary to include the portion of Village 3 south of Main Street (FlatRock Parcel),
changing land uses on three parcels within Village 3 from “Office,” “Industrial” and “Medium
Residential” to “High Residential” and transferring 260 “Town Center” multi-family residential
units from Village 9 to Village 3. With the addition of the FlatRock, Parcel, the SPA Plan would
include the entire Village 3 area and would no longer refer to “Village 3 North,” but would refer to
“Village 3.”
Amendments to the Chula Vista General Plan, Otay Ranch General Development Plan, the Village
3 North and a Portion of Village 4 SPA Plan, the Village 9 SPA Plan and the Village 9 Tentative
Map are necessary to implement the proposed changes. Tentative maps for the updated residential
parcels (R-6/R-20 and R-19) are also necessary to implement the proposed changes. The existing
Village 3 unallocated and unused units (377 DUs) and the units proposed to be transferred from
Village 9 (41 DUs) would be allocated to Village 3. The proposed changes would increase the total
residential unit count in Village 3 from 1,597 units to 1,638 units and reduce the total residential
unit count in Village 9 from 4,000 units to 3,959 units.
There would be no proposed changes to the Portion of Village 4. The Project does not propose
changes to the backbone street alignments. Please see the Proposed Village 3 and a Portion of
Village 4 Site Utilization Plan, Exhibit 3 and Proposed Village 3 4 and a Portion of Village 4 Land
Use Summary Table (Table B-2).
In order to address the changes related to the 2016 SPA land use plan, several assumptions were
made. The assumptions play a role in determining public facility needs and phasing of those
facilities. The key land use and phasing assumptions are summarized below.
• Expand the Village 3 SPA Plan boundary to include the FlatRock Parcel which includes an
11.3 acre Industrial parcel and adjacent Open Space and Preserve Open Space areas and
designate the FlatRock Parcel R-20.
• Increase the authorized units in Village 3 from 1,597 to 1,638 and reduce the authorized units
in Village 9 by transferring 41 “Town Center” multi-family units from Village 9 to Village 3.
• Change the land use designation of Parcel R-20 from Light Industrial to Medium-High
Residential, Parcel R-6 from Medium Residential to Medium-High Residential and the O-1/O-
2 Parcels from Professional & Office to High Residential.
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Page 4 March 2021
• Allocate 377 existing unallocated and unused units and 41 units transferred from Village 9 to
Village 3 the R-6, R-19 and R-20 residential parcels (418 units) as follows:
o R-6 78 Dwelling Units
o R-19 224 Dwelling Units
o R-20 116 Dwelling Units
TOTAL 418 Dwelling Units
The Village 3 and a Portion of Village 4 SPA Amendment will create a viable mixed-use village
core that will create a strong sense of place for the residents of Village Three and surrounding
communities and meet the market demand for a wider variety of single-family lot sizes, multiple-
family products, apartments, and commercial uses. Table 1, Comparison of Land Uses, compares
the adopted vs. the proposed land uses.
Table 1 – Comparison of Land Uses: 2016 SPA/2006 FlatRock Entitlements vs. 2021 Proposed
Project
2016 SPA Land
Uses/2006 FlatRock
2021 Proposed Project
Land Uses
Approved vs. Proposed
Land Uses
Land Use Acres Units Acres Units Acres Units
Village 3 North/Por 4:
Medium Residential 107.5 1,002 102.1 769 -5.4 -233
Medium High Residential 13.5 317 29.2 257 +15.7 -60
High Residential 0 0 8.3 224 +8.3 +224
Mixed Use Residential 9.0 278 9.0 272 0 -6
Professional & Office
Commercial 8.3 0 0 0 -8.3 0
Community Purpose
Facility
2.7 2.7 0
Industrial 29.3 0 29.3 0 0 0
Park 25.9 0 25.9 0 0
School 8.3 8.3
Open Space Preserve 157.2 0 157.2 0 0 0
Open Space 40.1 32.2 0
Circulation 18.0 0 18.0 0 0 0
Subtotal 436.0 1,597 436.0 1,522 0 -75
FlatRock:
Industrial 11.3 0 -11.3 0
Medium-High Residential 0 10.1 116 +10.1 +116
Open Space Preserve 29.8 0 29.8 0 0 0
Open Space 4.5 0 5.7 0 +1.2 0
Circulation 3.0 3.0 +3.0
Subtotal 48.6 48.6 116 0 +116
TOTAL 484.61 1,597 484.6 1,638 0 +41
1 Acreage rounded to nearest 1/10th acre; therefore, total may vary based on rounding.
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Page 5 March 2021
B. Discretionary Actions
Discretionary actions which required City Council and/or Planning Commission consideration
include an Addendum to EIR 13-01; SCH No. 2013071077, University Villages – Village Three
North and a Portion of Village Four, amendments to the City of Chula Vista General Plan, the Otay
Ranch General Development Plan, the University Villages - Otay Ranch Village 3 and a Portion of
Village 4 Sectional Planning Area Planning, Planned Community District Regulations, Village
Design Plan, Preserve Edge Plan, Supplemental PFFP, Fire Protection Plan Addendum, Affordable
Housing Plan, Water Conservation Plan Update, Non-Renewable Energy Conservation Plan and
approval of two Tentative Maps. A minor amendment to the Village 9 SPA Plan and the Village 9
Tentative Map and Development Agreement(s) amendments are also required.
Exhibit 3 (2014 PFFP, Page 15)
Proposed Village 3 North and a Portion of Village 4 Site Utilization Plan
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Page 6 March 2021
Table B.2 - Village 3 and a Portion of Village 4 Site Utilization Plan
(2014 PFFP, Page 16)
Land Use Land Use Acres Units Target
Density
VILLAGE 3
Single Family
R-1 SF 12.4 80 6.4
R-2 SF 12.3 65 5.2
R-3 SF 11.5 104 9.1
R-4 SF 9.5 75 7.9
R-5 SF 7.5 46 6.1
R-7 SF 3.8 22 5.8
R-8 SF 5.5 43 7.8
R-9 SF 6.7 40 6.0
R-10 SF 9.5 98 10.3
R-11 SF 5.7 37 6.5
R-12 SF 3.1 24 7.7
R-13 SF 6.6 58 8.8
R-17 SF 5.7 53 9.3
R-18 SF 2.3 24 10.4
Single Family Total 102.1 769 7.5
Multi Family
R-6 MF 5.6 78 13.9
R-14 MF 5.0 71 14.2
R-15 MF 3.9 54 13.9
R-16 a/b MF 4.6 54 11.7
R-19 MF 8.3 224 27.0
R-20 MF 10.1 116 11.5
Multi Family Total 37.5 597 15.9
Mixed Use
MU-1a-d MU 1.8 30 16.7
MU-2a-e MU 7.2 242 33.6
Mixed Use Total 9.0 272 30.2
Residential Total 148.6 1,638 11.0
Community Purpose Facilities
CPF-1 CPF 0.9
CPF-2 CPF 0.9
CPF-3 CPF 0.9
Total CPF 2.7
Private Open Space (POS 1-
17) POS 5.3
5/26/2021 PC Agenda Page 690 of 1005
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Page 7 March 2021
Land Use Land Use Acres Units Target
Density
Public Park P-1 P 8.1
School S 8.3
Industrial
I-1a I 6.3
I-1b I 6.4
I-2 I 4.6
I-3a I 4.2
I-3b/c I 7.8
Total Industrial 29.3
Open Space
Open Space @ Village 3 North
(OS 1, 2, 4-8, 17) OS 19.8
Open Space @ R-6/R-20 (OS 2-
8) OS 8.5
Preserve @ Village 3 North
(OS-12) OS 157.2
Preserve @ R-20 (OS-1) OS 29.8
Total Open Space 215.3
Circulation
External Circulation 21.0
Internal Circulation 16.2
Total Circulation 37.2
Subtotal Village 3 454.8 1,638
VILLAGE 4 (por)
Public Park P-2 P 17.8
Open Space (OS 9-11) OS 11.9
Subtotal Village 4 (por) 29.7
TOTAL 484.6 1,638
5/26/2021 PC Agenda Page 691 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 8 March 2021
4. DEVELOPMENT PHASING
Development of the Village 3 portion of the 2016 SPA Plan area is nearly complete. Remaining
development parcels include the existing R-6, O-1/O-2, and several Industrial Parcels. 2020 SPA
Plan will be completed in multiple, non-sequential phases to ensure construction of necessary
infrastructure and amenities for each phase as the Project progresses. Exhibit 4, Conceptual
Phasing Plan and Table B.4, Village 3 and a Portion of Village 3 Conceptual Phasing present the
phasing plan based on the 2020 SPA Plan.
Exhibit 4 (2014 PFFP, Page 18)
Conceptual Phasing Plan
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Page 9 March 2021
Table B.4 - Village 3 and a Portion of Village 4 Conceptual Phasing
Yellow Green Red Orange Blue Purple Total
Land
Use ac du ac du ac du ac du ac du ac du ac du
RESIDENTIAL
R-1 SF 1.8 12 4.0 21 6.6 47 12.4 80
R-2 SF 3.6 19 8.7 46 12.3 65
R-3 SF 9.7 81 1.7 23 11.5 104
R-4 SF 9.5 75 9.5 75
R-5 SF 7.5 46 7.5 46
R-7 SF 3.8 22 3.8 22
R-8 SF 4.0 31 1.5 12 5.5 43
R-9 SF 3.5 22 3.2 18 6.7 40
R-10 SF 3.7 44 5.8 54 9.5 98
R-11 SF 5.7 37 5.7 37
R-12 SF 3.1 24 3.1 24
R-13 SF 6.6 58 6.6 58
R-17 SF 5.7 53 5.7 53
R-18 SF 0.3 3 2.0 21 2.3 24
Subtotal 18.6 153 37.7 247 45.7 369 102.1 769
R-6 MF 5.6 78 5.6 78
R-14 MF 5.0 71 5.0 71
R-15 MF 3.9 54 3.9 54
R-16a/b MF 4.6 54 4.6 54
R-19 MF 8.6 224 8.3 224
R-20 MF 10.9 116 10.9 116
Subtotal 4.6 54 8.9 125 25.1 418 38.3 597
MU-1a-b MU 1.8 30 1.8 30
MU-2a-c MU 7.2 242 5.6 242
Subtotal 9.0 272 9.0 272
NON-RESIDENTIAL
CPF-1 CPF 0.9 0.9
CPF-2 CPF 0.9 0.9
CPF-3 CPF 0.9 0.9
P-1 Park 8.1 8.1
P-2 Park 17.8 17.8
POS-1-
3, 7-9, 11 POS 1.2 1.2
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 10 March 2021
Table B.4 - Village 3 and a Portion of Village 4 Conceptual Phasing (continued)
Yellow Green Red Orange Blue Purple Total
Land
Use ac du ac du ac du ac du ac du ac du ac du
POS-4- 6, 14 POS 1.0 1.0
POS-12, 13,
15 POS 2.5 2.5
POS-16, 17 0.4 0.4
POS-10 POS 0.2 0.2
S-1 School 8.3 8.3
I-1a Ind 6.3 6.3
I-1b Ind 6.4 6.4
I-2 Ind 4.6 4.6
I-3a Ind 4.2 4.2
I-3b/c Ind 7.8 7.8
Subtotal 29.3 2.3 1.2 20.7 0.2 17.8 71.5
TOTAL 29.3 34.5 479 44.4 247 75.3 494 19.4 418 17.8 220.9 1,638
5. DEVELOPMENT IMPACT FEE PROGRAMS
Per Chula Vista Municipal Code Section 3.42.101, the Chula Vista City Council must adopt a fee
scheduled. The Proposed Project must comply with the City of Chula Vista Development Master Fee
Schedule, Chapter 16. Development & In Lieu Fees, revised July 2019. Fees are subject to change as
the ordinance is amended by the City Council from time to time, unless stated otherwise in a separate
development agreement.
6. SUBDIVISION SECURITY
The Project will be developed in phases over several years. As public improvements are complete,
security provided for the Project in accordance with the Subdivision Map Act and the Municipal Code
should be reduced to reflect the completed improvements. Accordingly, the process described herein
will apply to bonds for Grading and Drainage, Public Improvements and Landscape and Irrigation, but
will not apply to Survey Monumentation bonds. Applicant may submit to the City not more often than
once every six months a detailed engineer’s estimate identifying with respect to each bond the costs to
complete the remaining improvements secured by such bond (“Cost to Complete”). The City will
review and approve or disapprove the Costs to Complete, and if disapproved Applicant may resubmit
a modified estimate of Cost to Complete for City review. Upon approval of the Costs to Complete by
the City, the amount of the applicable bond may be reduced to an amount equal to 110% of the Costs
to Complete. If approved by the City, the reduced amount will be communicated to the bonding
company in a letter. Based on the City’s communication, the bonding company may issue a bond
reduction rider to reduce the principal amount of the bond to the reduced amount approved by the City.
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Page 11 March 2021
However, the bond amount may never be reduced by this process to less than 15% of the original
estimate of the costs of the applicable improvements.
7. PUBLIC FACILITIES
A. Transportation/Traffic
The Project does not propose changes to the circulation element roadways serving the Project,
including Heritage Road and Main Street, or changes to backbone street alignments. The Village
3 and a Portion of Village 4 Circulation Plan is provided as Exhibit 6. Prior to approval of the
Village 3 North Final Map No. 16160, the Applicant agreed to secure and to construct all
transportation improvements (backbone and in-tract streets) shown on the approved Tentative Map
(CVT No. 16-02).
Since the nature of the Project’s land uses would remain largely identical to the 2014 SPA Plan
land uses, the external trip distribution patterns to the surrounding roadway network, including
roadway segments, intersections, and freeway segments, would remain the same as those studied
in the FEIR.
Chen-Ryan prepared the Otay Ranch Village 3 North and a Portion of Village Trip Generation
Review memorandum (2021), to determine if the Project would result in additional traffic related
impacts compared to the currently approved land uses. The analysis concluded that the Project
would generate 6,691 fewer average daily trips than the project analyzed in the 2014 EIR. Because
the Project would generate fewer trips (both daily and during the peak hours) than the 2014 SPA
Plan and the trip distribution patterns would remain the same as those studied in the FEIR, it can
be concluded that the Project would add fewer average daily trips to the surrounding transportation
network, including all study area roadways, intersections, and freeways. Adding fewer project trips
to a roadway, an intersection, or a freeway indicates less or equal potential traffic impacts. The
Project generates the same or lesser traffic impacts as identified in the 2014 PFFP; therefore, the
Project must comply with the requirements and FEIR Mitigation Measures TCA-1 through TCA-
17 identified in the 2014 PFFP, IV. 6. Threshold Compliance (2014 PFFP, Pages 41-47).
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Page 12 March 2021
Exhibit 6
Circulation Plan
B. Police Services
The Project generates approximately the same demand for Police services as identified in the 2014
PFFP. The impacts identified in the FEIR remain applicable to the Project and no additional
mitigation measures would be required. Therefore, the Project must comply with the requirements
and FEIR Mitigation Measures identified in the 2014 PFFP, V.7. Threshold Compliance (2014
PFFP, Page 52).
C. Fire and Emergency Medical Services
The Project generates approximately the same demand for fire and medical emergency services as
identified in the 2014 PFFP. The impacts identified in the FEIR remain applicable to the Project
and no additional mitigation measures would be required. Therefore, the Project must comply with
the requirements and FEIR Mitigation Measures identified in the 2014 PFFP, VI. 7. Threshold
Compliance (2014 PFFP, Page 59).
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 13 March 2021
D. Schools
The Project includes an 8.3 acre school site, consistent with the 2014 SPA Plan. The proposed land
use changes would change the mix of single family, multi-family and mixed use dwelling units
compared to the residential mix authorized in the 2016 SPA Plan and would increase the total
residential units within Village 3 from 1,597 to 1,638, representing a 41 dwelling unit increase .
Based on current Chula Vista Elementary School District and Sweetwater Union High School
District student generation factors (students/dwelling unit) and the revised residential unit mix,
there is a need to accommodate approximately 610 elementary students, 139 middle school
students, and 268 high school students, for a total of 1017 students, or approximately 67 fewer
students than identified in the 2016 Supplemental PFFP. The impacts identified in the FEIR remain
applicable to the Project and no additional mitigation measures would be required. However, the
Project must comply with the FEIR Mitigation Measures identified in the 2014 PFFP, VII.7.
Threshold Compliance (2014 PFFP, Page 67).
E. Libraries
The proposed land use changes would change the mix of single family, multi-family and mixed use
dwelling units within Village 3 compared to the residential mix authorized in the 2014 SPA Plan
and would increase the total residential units within Village 3 from 1,597 to 1,638 by transferring
41 multi-family units from Village 9 to Village 3; however, the overall dwelling units within Otay
Ranch would remain consistent. The impacts identified in the FEIR remain applicable to the
Project and no additional mitigation measures would be required. The demand for library services
would remain the same for Otay Ranch. The Project must comply with the requirements and FEIR
Mitigation Measures identified in the 2014 PFFP, VIII.7 Threshold Compliance (2014 PFFP, Page
71).
F. Parks, Trails and Open Space
The City's 2002 Park Acquisition and Development Fee Update determined that each single family
detached dwelling unit generates a need for 460 square feet of developed parkland and each
attached multi-family unit generates a need for 341 square feet of developed parkland. A total of
1,638 units (769 and 869 MF) units are authorized per the Village 3 and a Portion of Village 4 Site
Utilization Plan (Table 1). As depicted below in Table H.3, pursuant to CVMC, Chapter 17.10, the
1,638 units within Village 3 generate a parkland obligation of 14.92 net acres. The Village 3
parkland obligation will be calculated at the final map level consistent with CVMC, Chapter 17.10
based on the actual number and type of units allocated within Village 3. The revised Parks and
Open Space Plan is provided as Exhibit 7 and the Trails Plan is provided as Exhibit 8.
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Page 14 March 2021
Table H.3
Village 3 and a Portion of Village 4 SPA Plan
Preliminary Parkland Dedication Requirements
City Ordinance Applied to Planning Prediction of Unit Numbers and Types
(2014 PFFP, Table H.3, Page 74)
Residential Unit Type Units SF/DU Total SF Total Net
Acres
Single Family 769 460 353,740 8.12
Multi-Family 597 341 203,577 4.67
Mixed Use 272 341 92,752 2.13
TOTAL 1,638 - 650,069 14.92
Note: The industrial land uses in the Otay Ranch Business Park do not create a demand for or obligation to
provide parkland.
Table H.4., Village 3 and a Portion of Village 4 Park Acres and Eligible Credits is presented below.
Table H.4
Village 3 and a Portion of Village 4 SPA Plan
Park Acres and Eligible Credits (Net Acres)
(2014 PFFP, Table H.4, Page 74)
Park Net
Acres Phase Proposed
Credit
Eligible Credit
(net ac)
P-1 – Neighborhood Park 7.5 Red 100% 7.5
P-2 – Community Park 15.6 Purple 100% 15.6
Total Acres Eligible for Credit Against PAD 23.1
Total IODs Offered2 12.2 12.2
Total Village 3 Parkland Requirements3 14.92
Remaining Village 3 Obligation
IOD Credit for Unused Units
R-6 (44 units @ 460 SF/DU) 0.46
MU-2 (6 units @ 341 SF/DU) 0.05
Total IOD Credit 0.51
Amended Remaining Parkland Obligation 2.21 2.214
27.5-acre IOD offered on the Village 3 North Final Map No. 16160 and a 4.7 acre Community Park IOD delivered to
the City prior to recordation of the Village 3 North Final Map No. 16160.
3 Parkland fee and land obligations are subject to change pending any changes to the dwelling unit types and numbers,
or clarification of unit type at the time the oblig ations are due.
4 The Applicant may provide an IOD for 2.21 net acres within either the Village 4 P-2 Community Park or Village 8
East P-2 Community Park to satisfy the remaining Village 3 park land obligation of 2.21 net acres.
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Table H.7
Acquisition and Development (PAD) Fees (Preliminary Calculation)
(2014 PFFP, Table H.7, Page 79)
Residential Unit Type Units PAD Fee/DU Total Total Fees
Development Acquisition
Village 3
Single Family 769 $ 6,166,611 $ 9,747,844 $15,914,455
Multi-Family 556 4,458,564 5,230,848 9,689,412
Mixed Use 272 1,618,944 2,558,976 4,177,920
Subtotal Village 3 1,597 $12,244,119 $17,264,668 $29,508,787
Village 9 Transfer DUs
Multi-Family 41 244,032 385,728 629,760
TOTAL 1,638 $12,488,151 $17,650,396 $30,138,547
Note: Preliminary Calculation are based on City of Chula Vista 2018 Master Fee Schedule – Parkland
acquisition component = $12,676/SF DU and $9,408/MF DU; Parkland development (east) component =
$8,019/SF DU and $5,952/MF DU.
The Applicant provided the City with an Irrevocable Offer of Dedication (IOD) on Village 3 Final
Map No. 16160 for the 7.5-acre neighborhood park (Lot A). The Applicant also provided the City
an IOD for a total of 4.7 net acres of the Otay Ranch North Community Park to satisfy the Village
3 North PLDO obligation per the 2016 SPA Plan. The remaining obligation of approximately 2.21
net acres, may be satisfied within either the Village 4 P-2 Otay Ranch North Community Park or
Village 8 East P-2 Otay Ranch South Community Park, or a combination of both. The actual park
acreage requirements will be based on the number and type of residential units) approved on a
subsequent Final Map(s) for Village 3 as further discussed in the PFFP.
Development of Otay Ranch within the City of Chula Vista, results in a demand for approximately
133.045 net acres of park land, which includes 112.12 net acres associated with development of
villages within HomeFed Corporation’s (HomeFed) ownership (includes the 1.92 net acre IOD
recorded within the Otay Ranch Village 4 community park prior to HomeFed’s acquisition of the
property in 2016) and 20.28 net acres of outstanding park land from previously developed and
future Otay Ranch villages. Table 4.6.5: Otay Ranch Parkland Obligations & Planned Park Land
presents a comprehensive accounting of park land obligations and planned park land.
Development of HomeFed’s Villages 3, 8 West, 8 East, 9 and 10, and the 1.92-acre IOD which
satisfied a portion of Village 2’s obligation, results in the obligation to provide 112.12 net acres of
park land. This is satisfied through adopted SPAs and TM that include 119.67 acres of planned
5 Excludes 40.4 acres currently reserved in the P-4 Community Park, as shown in the Villages 2, 3 and a Portion of
Village 4 SPA Plan and the neighborhood parks constructed within developed Otay Ranch Villages 1, 2, 5, 6, 7 and
11 and the Eastern Urban Center.
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park land including neighborhood parks within Villages 3 North, 8 West, 8 East, 9 and 10 (51.40
net acres) as well as community parks planned in Villages 4, 8 West and 8 East (68.27 net acres)
and results in 7.55 net acres of excess park land within HomeFed’s ownership.
Villages 6 and 11 have met their corresponding parkland obligations through a combination of park
land dedication within the respective villages and payment of in-lieu Parkland Acquisition and
Development (PAD) fees, while Village 4 will be paying in-lieu PAD fees. Assuming the park
land obligations associated with full build out of HomeFed’s entitled villages are met within
planned neighborhood and community parks, approximately. 7.55 net acres within the Village 4
Community Park may be purchased from HomeFed to satisfy a portion of the remaining unmet
obligation of 20.28 net acres associated Villages 4, 6 and 11.
Table 4.6.5 - Otay Ranch Park Land Obligations & Planned Park Land
Park Land
Obligation
(Net AC) 6
Park Land Planned (Net AC)
Village Units7 Total Neighborhood
Park
Community
Park
Total
Planned
Surplus/
Deficit
HomeFed Villages:
28 1.92 0.00 0.00 0.00 (1.92)
3 / 4 1,638 14.92 7.50 15.47 22.97 8.05
8 West 2,334 19.80 7.50 14.80 22.30 2.50
8 East 3,276 28.23 6.80 38.00 44.80 16.57
9 3,959 31.73 23.00 0.00 23.00 (8.73)
10 1,740 15.52 6.60 0.00 6.60 (8.92)
HomeFed Villages Subtotal 12,947 112.12 51.40 68.27 119.67 7.559
Other Otay Ranch Villages:10
4 2.55 0.00 0.00 0.00 (2.55)
6 4.81 0.00 0.00 0.00 (4.81)
11 12.92 0.00 0.00 0.00 (12.92)
Other Otay Ranch Villages
Subtotal 20.28 0.00 0.00 0.00 (20.28)
COMBINED TOTAL 132.40 51.40 68.27 119.67 (12.73)
6 Based on current approved SPAs and/or proposed amendments as of 02/18/2020.
7 HomeFed’s park acreage obligations are calculated assuming full buildout of all entitled units. Final park land
obligations may vary based on actual units constructed.
8 A 1.92-acre IOD was recorded within the Village 4 Community Park property when it was acquired by HomeFed in
2016 and is included in the HomeFed subtotal.
9 After the HomeFed (110.20 AC) and Village 2 (1.92 AC) obligations are met, HomeFed has an additional 7.55 net
acres of excess community park land that may be acquired to satisfy the unmet community park obligations of other
previously developed or future Otay Ranch villages.
10 Outstanding obligations associated with developed and future villages within Otay Ranch but outside of HomeFed’s
ownership.
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 17 March 2021
The Otay Ranch GDP requires the provision of open space, in addition to local parks, at a ratio of
12 acres for every 1,000 residents. Based on an estimated population 5,307, approximately 63.7
acres of open space are required. This requirement is met through the provision of approximately
225.1 acres of open space in the form of preserve open space, non-preserve open space,
manufactured slopes, and other interior open spaces within the Project area, exclusive of public
park land.
The impact identified in the FEIR remain applicable to the Project and no additional mitigation
measures would be required. The Project must comply with the requirements and FEIR Mitigation
Measures identified in the 2014 PFFP, IX.10. Threshold Compliance (2014 PFFP, Pages 82-84).
Exhibit 7 (2014 PFFP, Page 85)
Parks and Open Space Plan
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 18 March 2021
Exhibit 8 (2014 PFFP, Page 86)
Trails Plan
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 19 March 2021
G. Water
A Water System Evaluation was prepared by Dexter Wilson Engineering for the 2014 SPA and
FEIR. A Water Supply Technical Memo was prepared by Dexter Wilson Engineering to
supplement the prior evaluation based on the Project. Table I.4 and Table I.5 below summarize the
anticipated potable and recycled water demand for Project.
Table I.4
Village 3 and a Portion of Village 4 SPA Plan
Projected Potable Water Demand
(2014 PFFP, Table I.4, Page 94)
Land Use Quantity Demand Factor Total Demand (gpd)
Single-Family Residential (3–8 DU/ac) 432 425 gpd/unit 183,600
Single-Family Residential (>8 DU/ac) 337 255 gpd/unit 85,935
Multiple-Family Residential 869 255 gpd/unit 221,595
Schools 8.3 1,428 gpd/ac 11,852
Commercial 8.2 1,607 gpd/ac 13,177
Industrial 15.6b 848 gpd/ac 13,229
Community-Purpose Facilities 2.6 714 gpd/ac 1,856
Parks 25.9 0 gpd/acd 2,160
Total — — 533,404
gpd = gallons per day; DU = dwelling units; ac = acre.
a Mixed Use Commercial is based on 90% of gross acreage.
b Net acreage was used for industrial sites.
c Only includes CPF-1 since small CPF site will have no potable water use.
d Parks will be irrigated with recycled water, but a nominal amount of potable use has been estimated.
The 2016 PFFP and associated Overview of Water Supply Technical Memo projected potable water
demand at 641,772 gallons per day (gpd). The most recent Overview of Water Supply Technical
Memo (2020) estimated that the land uses proposed in the 2020 SPA Plan would decrease water
demand to 533,404 gpd, representing a decrease of 108,368 gpd, or approximately 17%. This
decrease in demand will not impact the constructed or future water line sizing within the Project
since the backbone water line sizing has been established based on regional needs in the area and
internal water line pipe sizing will be based primarily on fire flow requirements. See Proposed
Potable Water Plan, Exhibit 9.
5/26/2021 PC Agenda Page 703 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 20 March 2021
Table I.5.
Village 3 and a Portion of Village 4
Projected Recycled Water Demands
(2014 PFFP, Page 95)
Land Use Area (ac) % to be
Irrigated
Irrigated
Acreage
Average Recycled
Water Demand,
gpd
Open Space 39.4 100 43.0 84,907
Parks 25.9 100 25.9 55,815
Mixed Use Commercial 9.0 10 0.90 1,940
Community Purpose Facility 2.6 20 0.52 1,120
Industrial 29.3 5 1.47 3,168
Multi-Family 38.3 15 5.75 12,391
School 8.3 20 1.66 3,577
TOTAL 162,918
The 2014 PFFP and associated Overview of Water Service projected recycled water demand at
172,236 gallons per day (gpd). The most recent Water Conservation Update Memo projected that
the Project would decrease recycled water demand to 170,676 gpd, representing an additional 7,758
gpd (approximately 1%) decrease. Landscape systems generally require a minimum of 80 psi at
the meter to obtain adequate coverage of landscape area. The primary criteria utilized for sizing
recycled water lines is the ability to meet peak hour recycled water demands while maintaining a
maximum pipeline velocity of 8 feet per second. See Exhibit 10, Proposed Recycled Water
Facilities, for the recycled water system serving Village 3.
The impacts identified in the FEIR remain applicable to the Project and no additional mitigation
measures would be required. The Project must comply with the requirements and FEIR Mitigation
Measures identified in the 2014 PFFP, X.7. Threshold Compliance (2014 PFFP, Pages 97-98).
5/26/2021 PC Agenda Page 704 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 21 March 2021
Exhibit 9 (2014 PFFP, Page 100)
Proposed Potable Water Facilities
5/26/2021 PC Agenda Page 705 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 22 March 2021
Exhibit 10 (2014 PFFP, Page 101)
Proposed Recycled Water Facilities
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 23 March 2021
H. Sewer
Dexter Wilson Engineering prepared a sewer evaluation for the 2014 SPA Plan and FEIR. A Sewer
Evaluation Technical Memo was prepared by Dexter Wilson Engineering based on the 2020 SPA
Plan to supplement the prior evaluation. Projected Sewer Flows for the 2020 SPA Plan are provided
in Table J.5 below.
Table J.5
Projected Sewer Flows (Summary)
(2014 PFFP, Page 108)
Land Use Quantity Demand Factor Total Demand (gpd)
Single-Family Residential 769 units 230 gpd/unit 176,870
Multiple-Family Residential 869 units 182 gpd/unit 158,158
Schools 948 students 15 gpd/student 14,220
Mixed-Use Commercial 9.0 ac 1,401 gpd/ac 12,609
Industrial 29.31ac 712 gpd/ac 20,682
Community-Purpose Facilities 2.7 ac 1,401 gpd/ac 3,783
School 948 students 15 gpd/student 14,220
Total — — 389,823
gpd = gallons per day; ac = acre.
1Calculation based on net Industrial Acreage.
The 2014 PFFP and associated Overview of Sewer Service projected wastewater generation at
517,455 gpd and the 2016 Supplemental PFFP projected wastewater generation at 429,961 gpd.
The projected wastewater flow for the Project decreases flows by approximately 25%, as compared
to the 2016 estimates. This decrease in sewer flow projections would not impact the proposed or
constructed backbone sewer line sizing but sizing of local sewer lines would be confirmed during
final engineering when pipe slopes are known. See Exhibit 12, Proposed On-site Sewer Facilities
and Exhibit 13, Proposed On-site Sewer Phasing.
The impacts identified in the FEIR remain applicable to the Project and no additional mitigation
measures would be required. The Project must comply with the requirements and FEIR Mitigation
Measures identified in the 2014 PFFP, XI.8. Threshold Compliance (2014 PFFP, Pages 112-113).
5/26/2021 PC Agenda Page 707 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 24 March 2021
Exhibit 12 (2014 PFFP, Page 115)
Proposed On-site Sewer Facilities
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 25 March 2021
I. Drainage
In 2014, a Hydrology Study and a Storm Water Quality Management Plan (SWQMP) were
completed for the Village 3 SPA Plan and FEIR. In 2016, a Tentative Map Hydrology Study and
SWQMP, were prepared and processed through City of Chula Vista for the revised Village 3 North
and a Portion of Village 4 Tentative Map (2016 Tentative Map). Concurrently with the 2016
Tentative Map, Village 3 Final Engineering Grading and Improvement Plans, and corresponding
Final Engineering Hydrology Study and SWQMP, were prepared and processed through City of
Chula Vista for approval. The approved 2016 and 2017 Master Hydrology Study and Storm Water
Technical Reports for the Village 3 site included the following:
• Rough Grading Hydrology Study for Otay Ranch Village 3, prepared by Hunsaker &
Associates, Dated September 14, 2016
• Priority Development Project Storm Water Quality Management Plan for Otay Ranch Village
3, prepared by Hunsaker & Associates, Dated June 12, 2017
Hunsaker & Associates has prepared the following reports to address the Tentative Maps for R-
6/R-20 and R-19:
• Drainage Study for Otay Ranch Village 3, R-6, and R-20 Tentative Map, prepared
by Hunsaker & Associates, 2020.
• Priority Development Project (PDP) Storm Water Quality Management Plan
(SWQMP) for Otay Ranch Village 3, R-6, and R-20 Tentative Map, prepared by
Hunsaker & Associates, 2020.
• Drainage & Storm Water Quality Management Plan Compliance Memo for Otay
Ranch Village 3, R-19 Tentative Map, prepared by Hunsaker & Associates, 2020.
At the time of the preparation of the 2016 and 2017 Master Technical Reports, the project discharge
to Otay River did not require any peak flow attenuation but was subject to hydromodification
requirements. Since then, the Otay River segment from Lower Otay Reservoir to Interstate 805,
has been identified as exempt from Hydromodification per Section 1.6 of the March 2019 City of
Chula Vista BMP Design Manual.
The 2016 and 2017 Village 3 Master Technical Reports analyzed the land uses for R-6, R-19 and
R-20 as single family, office, and open space, respectively. Consistent with these reports and the
2016 TM, a regional biofiltration basin was installed on the parcel designated R-20 in the 2020
SPA Plan. This existing basin serves as the master storm water treatment BMP for the easte rly
portion of Village 3, including areas R-6, R-19, and R-20.
Per the proposed multi-family land uses in the 2020 SPA Plan, the anticipated runoff from R-6 and
R-20 are expected to increase slightly, and runoff from R-19 is expected to decrease slightly. The
existing regional biofiltration basin on the R-20 site is proposed to be removed and replaced with
a standard graded (no biofiltration) basin within an open space lot adjacent to R-20. In order to
address water quality, a series of compact propriety biofiltration BMP’s (Modular Wetland Units)
are proposed downstream of the proposed basin. The storm drain system conveying flows from
Village 3, including the R-6/R-20 and R-19 sub-projects, is per Chula Vista Drawing Number
16026. The cumulative net increase in runoff from the R-6, R-19 and R-20 sites is minimal and is
not expected to create any adverse effects to the constructed and/or planned storm drain facilities
along Main Street. Refer to Exhibit 13, Proposed Drainage Facilities.
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Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 26 March 2021
The Project must comply with the requirements and FEIR Mitigation Measures identified in the
2014 PFFP, XII.7. Threshold Compliance (2014 PFFP, Pages 126-127). In addition, the Project
would continue to comply with all applicable rules and regulations including compliance with
National Pollutant Discharge Elimination System permit requirements for urban runoff and
stormwater discharge. BMPs for design, treatment, and monitoring for stormwater quality would
be implemented as delineated in the FEIR with respect to municipal and construction permits.
Exhibit 13 (2014 PFFP, Page 128)
Proposed Drainage Facilities
5/26/2021 PC Agenda Page 710 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 27 March 2021
J. Air Quality
GHG emissions and global climate change were addressed in Section 5.14 in the FEIR. An Air
Quality and GHG Technical Memo was prepared by Dudek (2020) to analyze the 2020 SPA Plan
land uses. The proposed land uses would generate 6,640 fewer trips (24.6% less) when compared
to the 2014 SPA Plan land uses. The travel behavior of the remaining land uses previously analyzed
as part of the University Villages project would be unchanged. As a result, operational emissions
(specifically those resulting from mobile sources) associated with the Village Three project would
be reduced as compared to the prior analysis. Construction emissions would remain unchanged,
because no change in the construction schedule or required construction equipment is anticipated.
The impacts identified in the FEIR remain applicable to the proposed project, and no additional
mitigation measures would be required. The Project must comply with the requirements and
Mitigation Measures in the 2014 PFFP, XIII.3 Threshold Compliance (Pages 132-134)
K. Civic Center
Per the 2014 PFFP, there are no adopted Threshold Standards for the Civic Center. The Public
Facilities fee must be paid prior to the issuance of building permits, at the rate in effect at the time
payment is made.
L. Corporation Yard
Per the 2014 PFFP, there are no adopted Threshold Standards for the Corporation Yard. The Public
Facilities fee must be paid prior to the issuance of building permits, at the rate in effect at the time
payment is made.
M. Other Public Facilities
Per the 2014 PFFP, there are no adopted Threshold Standards for other public facilities which are
part of the Public Facilities Development Impact Fee Program. The Public Facilities fee must be
paid prior to the issuance of building permits, at the rate in effect at the time payment is made.
N. Fiscal Analysis
Pursuant to the requirements in CVMC 19.09.040, Threshold Standards for City Facilities, H.
Fiscal, the Applicant prepared an updated fiscal analysis for the Proposed Project (Village 3
Amendment – Fiscal Impact Analysis, DPFG (2021) – See Attachment A). The fiscal update model
assumed full build out of all 1,638 residential and commercial and industrial land uses. The results
generated from the fiscal model meet the requirements of CVMC 19.09.040 and demonstrate that
the 2021 SPA Plan will generate a net annual fiscal surplus in years 1 – 20 ranging from $602,744
to $1,208,682 per year and a cumulative net fiscal surplus over the first 20 years of approximately
$17,427,955.
5/26/2021 PC Agenda Page 711 of 1005
Otay Ranch Village 3 and a Portion of Village 4 SPA Plan Supplemental PFFP
Page 28 March 2021
O. PUBLIC FACILITY FINANCE
No changes are necessary related to Public Facility Finance.
5/26/2021 PC Agenda Page 712 of 1005
ATTACHMENT A
VILLAGE 3 CHULA VISTA FISCAL IMPACT ANALYSIS MODEL AND SUMMARY OF
ADJUSTMENTS TO CHULA VISTA FISCAL IMPACT ANALYSIS MODEL
PROPOSED PROJECT SCENARIO
5/26/2021 PC Agenda Page 713 of 1005
2
PAGE LEFT BLANK INTENTIONALLY
5/26/2021 PC Agenda Page 714 of 1005
1
Village 3 Summary of Adjustment to CV Fiscal Impact Model – Proposed Project11
11 See Village 3 Assessed Value and Reassessment Year – Breakdown by Absorption and Med-High Density (Single Family Units)
Tables Exhibit A, Page 3.
5/26/2021 PC Agenda Page 715 of 1005
2
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3
5/26/2021 PC Agenda Page 717 of 1005
4
Chula Vista Fiscal Impact Analysis Model – Proposed Project
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5
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6
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7
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8
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9
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10
5/26/2021 PC Agenda Page 724 of 1005
Otay Ranch Village 3
and a Portion of Village 4
Preserve Edge Plan
Appendix D
ADOPTED DECEMBER 2, 2014
BY RESOLUTION NO. 2014-234
AMENDED DECEMBER 6, 2016
BY RESOLUTION NO. 2016-254
AMENDED ______________
BY RESOLUTION NO. ______
5/26/2021 PC Agenda Page 725 of 1005
Applicant:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Contact; Curt Smith
(760) 918-8200
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
(619) 823-1494
Hunsaker & Associates
Planning, Engineering, Surveying
9707 Waples Street
San Diego, CA 92121
Contact: Chuck Cater
(858) 558-4500
Tributary Landscape Architecture
2725 Jefferson Street #14
Carlsbad, CA 92008
Contact: Tom Picard
(760) 438-3304
WHA, Inc.
2850 Redhill Avenue, Suite 200
Santa Ana, CA 92705-5543
Contact: Julia Malisos
(949) 250-0607
5/26/2021 PC Agenda Page 726 of 1005
i
TABLE OF CONTENTS
A. INTRODUCTION............................................................................................................... 1
B. FACILITIES AND IMPROVEMENTS PROPOSED WITHIN THE PRESERVE .... 3
1. PEDESTRIAN AND VEHICULAR ACCESS FACILITIES ............................................................................................ 3
C. FACILITIES PROPOSED WITHIN THE 100-FOOT PRESERVE EDGE ................ 6
1. RESIDENTIAL STREET ......................................................................................................................................... 6
2. PERIMETER OPEN SPACE PLAN ........................................................................................................................... 7
a. Multi-Family Residential (R-19) .................................................................................................................... 8
b. Multi-Family Residential (R-14) .................................................................................................................... 9
c. Residential Street at R-12 and R-13............................................................................................................. 10
d. Private Recreation Facility (POS-13) ......................................................................................................... 11
e. Private Recreation Facility (CPF-2) ........................................................................................................... 12
f. Private Recreation Facility (POS-12) ......................................................................................................... 13
g. Private Recreation Facility (POS-11) and Trail Head (OS-2) .................................................................... 14
h. Private Recreation Facility (POS-10) ......................................................................................................... 15
i. Multi-Family Residential (R-6 and R-20) .................................................................................................... 16
3. PLANTABLE RETAINING WALLS ....................................................................................................................... 17
3. CANYON SUBDRAIN ......................................................................................................................................... 19
D. BIOFILTRATION BASIN PROPOSED WITHIN THE 100’ PRESERVE EDGE ........ 20
E. COMPLIANCE WITH RMP/MSCP SUBAREA PLAN POLICIES .......................... 21
1. DRAINAGE ........................................................................................................................................................ 21
4. URBAN RUNOFF/WATER QUALITY ................................................................................................................... 22
5. TOXIC SUBSTANCES ......................................................................................................................................... 25
6. LIGHTING ......................................................................................................................................................... 25
7. NOISE ............................................................................................................................................................... 26
8. INVASIVE PLANT MATERIALS ........................................................................................................................... 26
9. BUFFERS ........................................................................................................................................................... 27
a. Brush Management Zones ........................................................................................................................... 27
b. Conditions within 100’ Preserve Edge .......................................................................................................... 29
10. RESTRICT ACCESS ........................................................................................................................................ 40
5/26/2021 PC Agenda Page 727 of 1005
ii
E XHIBIT L IST
Exhibit 1 Areas Subject to the Preserve Edge Plan…………………………..…… 2
Exhibit 2 Heritage Rd./Main St. Off -site Quarry Access Facilities in the
Preserve …………………………………………………………….…….…. 4
Exhibit 3 Chula Vista Greenbelt Trail ……………………………………………... 5
Exhibit 4 Private Residential Street Section …………………………..………… 6
Exhibit 5 Perimeter Open Space Plan Key Map……………………..…….……… 7
Exhibit 6 Multi -Family Residential (R -19) Concept Plan………… 8
Exhibit 7 Multi -Family Residentia l (R -14) Concept Plan…………….….……… 9
Exhibit 8 Residential Street @ R -12/R -13 Concept Plan………………………… 10
Exhibit 9 Private Recreation Facilit y (POS -13) Concept Plan…………..……… 11
Exhibit 10 Private Recreation Facili ty (CPF -2) Concept Plan…………….……… 12
Exhibit 11 Private Recreation Facility (POS -1 2)…………………………………… 13
Exhibit 12 a Private Recreation Facility (POS -11/OS -2) Concept Plan…………… 14
Exhibit 12b Private Recreation Facility (POS -10) Concept Plan………………….. 15
Exhibit 12c Multi -Family (R -6 and R -20) Concept Plan …………………………… 16
Exhibit 13 Plantable Retaining Wall Condit ions within 100’ Preserve Edge …. 17
Exhibit 14a Typical Canyon Subdrain ………………………………………….…….. 19
Exhibit 14b Biofiltration Basin @ R -20………………………………………………. 20
Exhibit 15 Wate r Quality /Biofiltration Basins ……………………………….....…. 24
Exhibit 16 Conditions with 100’ Preserve Edge…………….…………………...… 29
Exhibit 1 7 Condition 1 –Residential R -19 at Preserve………….…………………. 30
Exhibit 18 Condition 2 –Residential R -14 at Preserve ..……………..….………… 31
Exhibit 19 Condition 3 – Residential R -12 & 13 at Preserve …………………..… 32
Exhibit 20 Condition 4 – CPF -2 at Preserve……………..…..……….……………. 33
Exhibit 21 Condition 5 – Residential R -6 , 8 & 9 at Preserve…………………….. 34
E xhibit 22A Condition 6 – Village 4 Community Park (P -2) at Preserve ………… 36
Exhibit 22B Condition 7 – Resident ial (R -20) at Preserve 37
Exhibit 23 Perimeter Wall (Barrier) Plan………………………..…………………. 41
Attachment A Approved Plant List
5/26/2021 PC Agenda Page 728 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 1 March 2021
A. INTRODUCTION
The purpose of the Preserve Edge Plan is to identify allowable uses within appropriate land use
designations for areas adjacent to the Otay Ranch Preserve. In accordance with Policy 7.2 of the
Otay Ranch Resource Management Plan, a Preserve Edge Plan is to be developed for all SPA Plans
that contain areas adjacent to the Preserve. The Preserve Edge is a 100-foot wide area within the
development area adjacent to the Preserve. To provide further guidance relating to the content of
the Preserve Edge Plan, the Chula Vista MSCP Subarea Plan contains policies related to land use
adjacency. Otay Ranch GDP, RMP and Chula Vista MSCP Subarea Plan policies are summarized
and evaluated below. Areas subject to the Preserve Edge Plan requirements are depicted on Exhibit
1 and further described below.
5/26/2021 PC Agenda Page 729 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 2 March 2021
Exhibit 1
Areas Subject to the Preserve Edge Plan and Facilities Proposed in the Preserve
5/26/2021 PC Agenda Page 730 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 3 March 2021
B. FACILITIES AND IMPROVEMENTS PROPOSED WITHIN THE PRESERVE
The facilities described below and depicted on Exhibit 1 are proposed within the MSCP Preserve
and are not subject to this Preserve Edge Plan, but rather are discussed for context purposes only.
Per the MSCP Subarea Plan, certain infrastructure and roads planned in conjunction with
development will be allowed to be constructed, operated and maintained within the Preserve. The
Subarea Plan anticipated these “Planned” and “Future” facilities and requires compliance with the
siting criteria identified in Section 6.3.3.4 or the Subarea Plan. The Project’s Biologi cal Report
provides the siting criteria analysis. Facilities proposed within the Preserve include:
1. Pedestrian and Vehicular Access Facilities
The Village 3 and a Portion of Village 4 SPA Plan (“Project”) includes the extension of Main
Street and Heritage Road through the Project site. In conjunction with the extension of Main
Street, modifications to the off-site Quarry Access (Wiley Road) are also proposed (Refer to
Exhibit 2).
a. Both Main Street and Heritage Road are 6-Lane Prime Arterials on the Chula Vista General
Plan Circulation Element. These roadways are identified on Table 6.1 of the Chula Vista
MSCP Subarea Plan as “Planned Facilities.” In addition to roadway improvements,
utilities are co-located within the right-of-way to serve both Village 3 and portions of
Village 2. The Project’s Biological Technical Report includes a detailed analysis of the
Heritage Road and Main Street grading impacts as they relate to the MSCP Planned and
Future Facility Siting Criteria.
b. The Quarry Access (Wiley Road) located off-site south of Village 3 has been redesigned
to intersect with Main Street east of Heritage Road. This two lane improved road serves
the existing Otay Valley Quarry and has been designed at the steepest gradient physically
possible in order to minimize grading impacts on the Preserve. The Project’s Biological
Report includes a detailed analysis of the impacts as they relate to the MSCP Planned and
Future Facility Siting Criteria.
5/26/2021 PC Agenda Page 731 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 4 March 2021
Exhibit 2
Heritage Road/Main Street, Off-site Quarry Access Facility within the Preserve
5/26/2021 PC Agenda Page 732 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 5 March 2021
c. The Chula Vista Greenbelt/OVRP Trail is co-located within the existing Salt Creek Sewer
Easement on the north side of the Otay River Valley, south of Village 3. Village 3 includes
two a small segments of this trail (289’) located south of Village 3, within the MSCP
Preserve. This trail is a Planned Facility within the MSCP Subarea Plan. Physical
implementation of this trail facility would not create any additional impacts on the MSCP
Preserve. See Biological Report for MSCP adjacency analysis.
Exhibit 3
Chula Vista Greenbelt Trail
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 6 March 2021
C. FACILITIES PROPOSED WITHIN THE 100-FOOT PRESERVE EDGE
Several facilities are proposed within the 100’ Preserve Edge as depicted on Exhibit 1 and described
below:
1. Residential Street
Portions of a residential street at the Project perimeter is proposed within the 100’ Preserve
Edge. These improvements include two travel lanes, parking and sidewalks. Post and rail
fencing is provided outside the right-of-way, behind the planting area/sidewalk. Standard City
streetlights are also proposed along these residential streets. Lighting within the 100’ Preserve
Edge is subject to the Village 3 Design Plan, Exhibit 44, Lighting within the 100’ Preserve
Edge.
Exhibit 4
Private Residential Street Section)
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 7 March 2021
2. Perimeter Open Space Plan
A comprehensive plan for the eastern perimeter of Village 3 is comprised of portions of the
parcels and neighborhoods depicted below on Exhibit 5, Perimeter Open Plan Space Key Map.
Conceptual designs for each area are provided below in Exhibits 6 to 12c. Pursuant to the Otay
Ranch Phase 2 RMP, “No structures other than fencing and walls shall be allowed within 100-
feet Preserve Edge. Perimeter fences and walls within the 100-foot Preserve Edge shall be
built and landscaped to minimize visual impacts on the Preserve and the Otay Valley Regional
Park.” Landscape plans for areas adjacent to the MSCP Preserve must be consistent with the
“Approved Plant List” (Attachment A) and the Preserve Edge Plan landscaping and irrigation
requirements. Any proposed use within the Preserve Edge shall be subject to review and
approval of the Development Services Director. Post & rail fencing and signage will be
implemented along the outer edge of the Perimeter Open Space Plan area. A full-sized
Conceptual Village 3 Perimeter Plan is also attached to the Preserve Edge Plan for reference.
Exhibit 5
Perimeter Open Space Plan Key Map
5/26/2021 PC Agenda Page 735 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 8 March 2021
a. Multi-Family Residential (R-19)
Passive recreational facilities, including pedestrian trail and seating areas with benches are
proposed within the 100’ Preserve Edge within the R-19 Multi-Family Parcel. The conceptual
design is presented below in Exhibit 6.
Exhibit 6
Preserve Edge @ Residential (R-19) Concept Plan
Note: Exhibit 6 was prepared based on a conceptual site plan for R-19. Proposed uses within the 100’ Preserve to
be finalized during Design Review, subject to Development Services Director, or their designee, review and
approval.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 9 March 2021
b. Multi-Family Residential (R-14)
The R-14 portion of the Perimeter Open Space Plan includes passive recreation areas
comprised of a trail and central seating areas. Landscape mounding and naturalized
landscaping creates a transition between the passive recreation area and the natural open space
areas within the Preserve. Post and rail fencing is planned along the trail and edge of the
parking areas. Two small parking areas and an entry driveway are also proposed. The
conceptual design is depicted below in Exhibit 7.
Exhibit 7
Preserve Edge @ Multi-Family Residential R-14 Concept Plan
5/26/2021 PC Agenda Page 737 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 10 March 2021
c. Residential Street at R-12 and R-13
Portions of a Residential Street (See Exhibit 4) and proposed within the Preserve Edge adjacent
to the R-12 and R-13 single family detached neighborhoods. Improvements include travel
lanes, a sidewalk on one side, parking lanes, City of Chula Vista standard street lights and a
post and rail fence. Lighting is directed away from the Preserve per the Village Design Plan,
Exhibit 44, Lighting within the 100’ Preserve Edge. This segment of the Perimeter Open Space
Plan is depicted below in Exhibit 8.
Exhibit 8
Preserve Edge @ R-12 and R-13 Concept Plan
5/26/2021 PC Agenda Page 738 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 11 March 2021
d. Private Recreation Facility (POS-13)
A portion of the Private Recreation Facility planned in the POS-13 lot is within the 100’
Preserve Edge. Improvements include passive recreation uses including a 6’ wide D.G. trail
and bench seating. Landscape mounding and naturalized landscaping create a transition
between the passive uses and the adjacent Preserve area. A post and rail fence at the edge of
grading and will create a barrier. The conceptual design is depicted below in Exhibit 9.
Exhibit 9
Preserve Edge @ POS-13 Concept Plan
5/26/2021 PC Agenda Page 739 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 12 March 2021
e. Private Recreation Facility (CPF-2)
A portion of the Private Recreation Facility planned within the CPF-2 lot is within the 100’
Preserve Edge. Improvements include a 6’ wide D.G. trail and bench seating. Landscape
mounding and naturalized landscaping create a transition between the passive uses and adjacent
Preserve area. A post and rail fence is planned along the Village Trail. The conceptual design
is depicted below in Exhibit 10.
Exhibit 10
Preserve Edge @ CPF-2 Concept Plan
5/26/2021 PC Agenda Page 740 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 13 March 2021
f. Private Recreation Facility (POS-12)
A portion of the Private Recreation Facility planned within the POS-12 lot is within the 100’
Preserve Edge. Improvements include a 6’ wide D.G. trail and bench seating. Landscape
mounding and naturalized landscaping create a transition between the passive uses and adjacent
Preserve area. Post and rail fencing is planned along the trail. Open space interpretive signage
is also planned within this area. A plantable retaining wall is also within the POS-12 lot. The
conceptual design is depicted below in Exhibit 11.
Exhibit 11
Preserve Edge @ POS-12 Concept Plan
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 14 March 2021
g. Private Recreation Facility (POS-11) and Trail Head (OS-2)
A portion of the POS-11 and OS-2 lots are within the 100’ Preserve Edge. The conceptual
design for this combined area includes a warm-up area comprised of natural materials including
boulders and a wood balance beam. A succulent/cacti garden is also planned within this area.
Post and rail fencing is planned along the Village Trail. The Village Trail connects through
this area to the Chula Vista Regional Trail along Main Street to the south. The conceptual
design is depicted below in Exhibit 12a.
Exhibit 12a
Preserve Edge @ POS-11/OS-2 Concept Plan
5/26/2021 PC Agenda Page 742 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 15 March 2021
h. Private Recreation Facility (POS-10)
A portion of the POS-10 lot is within the 100’ Preserve Edge. The conceptual design for the
area within the 100’ Preserve includes a passive open space landscaped and slope areas. A
perimeter community wall is planned at the perimeter of the POS-10 site. The conceptual
design is depicted below in Exhibit 12b.
Exhibit 12b
Preserve Edge @ POS-10 Concept Plan
5/26/2021 PC Agenda Page 743 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 16 March 2021
i. Multi-Family Residential (R-6 and R-20)
A portion of the R-6 and R-20 multi-family residential parcels are within the 100’ Preserve
Edge. The conceptual design for the area within the 100’ Preserve includes landscaped slope
and level areas, concrete pedestrian trails and seating areas associated with the multi-family
project. Post and rail fencing is planned along the trail. The conceptual design is depicted
below in Exhibit 12c.
Exhibit 12c
Preserve Edge @ Multi-Family Residential R-6 and R-20 Concept Plan
Note: Exhibit 17 was prepared based on conceptual site plan s for R-6 and R-20. Proposed uses within the 100’
Preserve to be finalized during Design Review, subject to Development Services Director, or their designee, review
and approval.
5/26/2021 PC Agenda Page 744 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 17 March 2021
3. Plantable Retaining Walls
Plantable retaining walls are proposed within the 100’ Preserve Edge at
the Project perimeter, outside of the MSCP Preserve. The retaining walls
range in height between 6’ and 16’. A range of 2’ to 45 setback for
pedestrian only access and maintenance buffer area is provided between
the base of the wall and the MSCP Preserve Boundary, A fence is provided
at the Preserve Boundary. Plantable wall locations, heights, setbacks and
geogrid zone depicted below are conceptual, subject to final engineering
design.
Exhibit 13
Plantable Retaining Wall Conditions within 100’ Preserve Edge
Plantable Retaining Wall at R-8
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 18 March 2021
Plantable Retaining Wall at R-6
Exhibit 13 (Continued)
Plantable Retaining Wall Conditions within 100’ Preserve Edge
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 19 March 2021
3. Canyon Subdrain
A series of canyon subdrains are proposed at the perimeter of Village 3. One 6” drain is proposed
within the 100’ Preserve Edge. See Exhibit 1 for the approximate location of the subdrain. The
subdrain outlet is comprised of a concrete headwall, flow channel and a 15’ x 5’ to 10’ wide
percolation areas. The outlet pipe is a minimum of 20’ from the Preserve Boundary and the system
maintains a minimum 3’ setback from the Preserve Boundary. Because the subdrain is located in
the vicinity of proposed retaining walls, the pipe will extend through the wall at the base and then
outlet per the detail provided in Exhibit 14. Additional details are provided in the Village 3 North
and Portion of Village 4 Geotechnical Study prepared by GEOCON.
Exhibit 14a
Typical Canyon Subdrain Detail
5/26/2021 PC Agenda Page 747 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 20 March 2021
D. BIOFILTRATION BASIN PROPOSED WITHIN THE 100’ PRESERVE EDGE
A water quality facility is proposed adjacent to the R-20 Multi-Family neighborhood, south of Main Street.
A portion of the basin is within the 100’ Preserve Edge and the 100’ Fuel Management Zone. Runoff from
the developed portions of Village 3 is treated within three biofiltration basins located at the downstream
portion of the site. The basin south of Main Street is approximately 0.89 acres in size located outside of
the MSCP Preserve and within the Village 3 development area. The portion of the basin area within the
Preserve Edge is approximately 25,700 SF or 0.59 acres comprised of perimeter slope and the basin bottom.
6’ high chain link fencing at the top of slope is also within the Preserve Edge, as depicted on Exhibit 14b
below. Access to the basin is provided via a maintenance access road from Main Street to the basin. The
slope plant palette must be consistent with the City of Chula Vista BMP Design Manual and Attachment
A, Approved Plant List. Irrigation on the side slopes may consist of temporary irrigation during
establishment or permanent irrigation (drip/spray), depending on the plant species implemented.
Exhibit 14b
Off-Site Biofiltration Basin
The above exhibit represents a conceptual design. Final basin design to be determined during final engineering.
5/26/2021 PC Agenda Page 748 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 21 March 2021
E. COMPLIANCE WITH RMP/MSCP SUBAREA PLAN POLICIES
The following discussion provides a description of policies identified in the Chula Vista MSCP
Subarea Plan, which were developed in consideration of the requirements of the RMP, as well as
compliance measures to be implemented within Village 3. The discussion is divided into edge effect
issue areas identified in the Subarea Plan.
1. Drainage
MSCP Policy:
"All developed and paved areas must prevent the release of toxins, chemicals, petroleum
products, exotic plant materials and other elements that might degrade or harm the natural
environment or ecosystem processes within the Preserve. This can be accomplished using a
variety of methods including natural detention basins, grass swales or mechanical trapping
devices. These systems should be maintained approximately once a year, or as often as needed,
to ensure proper functioning. Maintenance should include dredging out sediments if needed,
removing exotic plant materials, and adding chemical-neutralizing compounds (e.g., clay
compounds) when necessary and appropriate." (Page 7-25)
Compliance:
The Master Drainage Study (“Drainage Plan”), Water Quality Technical Report (“Water
Quality Plan”) prepared by Hunsaker & Associates for the 2016 SPA Plan and Drainage Study
for Otay Ranch Village 3, R-6 and R-20 Tentative Map, Priority Development Project (PDP)
Storm Water Quality Management Plan (SWQMP) for Otay Ranch Village 3, R-6 and R-20
Tentative Map and the Drainage & Storm Water Quality Management Plan Compliance Memo
for Otay Ranch Village 3, R-19 Tentative Map, prepared by Hunsaker & Associates, 2020
address the three multi-family parcels associated with the proposed project assessed the
existing and developed drainage and water quality conditions in the SPA Plan area. In
conformance with the GDP and SPA requirements, the Drainage Plan provides the n ecessary
hydrological studies, analysis and design solutions to provide appropriate urban runoff and
water quality for the SPA Plan Area. Key elements of the Drainage Plan and Water Quality
Plan are described below. See Exhibit 15 for Water Quality/Biofiltration Basin locations.
Village 3
• All pre development and post development runoff from the Project is within the Otay River
Valley watershed.
• Portions of the pre-development runoff from Village 3 flow directly to Wolf Canyon
(which in turn is tributary to the Otay River Valley) and portions of the pre -development
runoff flow directly to the Otay River Valley.
• Due to the impact of Savage Dam at the Otay Reservoir, studies have determined that
development of the Project site will not increase the 100 year frequency peak flows in the
Otay River. Therefore, no detention basins are required to mitigate 100 year peak flows.
5/26/2021 PC Agenda Page 749 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 22 March 2021
• The storm drain and associated outlet serving Village 3 is located west of Heritage Road.
This facility conveys treated runoff from Village 3 and outlets directly to the Otay River.
Village 4 Portion (Community Park)
• All pre development and post development runoff from Village 4 is within the Otay River
Valley watershed.
• Community Park development is not expected to significantly impact peak flows to Wolf
Canyon. Any peak flow mitigation required will be constructed on site through LIDs such
as utilizing on-site permeable surfaces (grass fields, planters, etc.) to clean on-site flows
through an ongoing filtration process. The storm drain system ties into an off -site Water
Quality/Hydromodification Basin located within Village 8 West that outlets to Wolf
Canyon. The P-2 Park and Village 8 West facilities are co-located to minimize impacts to
the Preserve.
• A storm drain outfall will be extended to Wolf Canyon and will be designed to attenuate
flows to non-erosive velocities through the use of energy dissipating devices.
4. Urban Runoff/Water Quality
Village 3
The development of the SPA Plan area will implement all necessary requirements for water
quality as specified by the State and local agencies.
The development will meet the requirements of the City's BMP Design Manual, the
Jurisdictional Urban Runoff Management Plan and the Storm Water Management and
Discharge Ordinance (as specified in the City of Chula Vista Development and
Redevelopment Storm Water Management Standards/Requirements Manual).
The Otay River is a USGS blue line stream, which makes it a waterway of the United States
under the Clean Water Act (CWA). All development in excess of five acres must
incorporate urban runoff planning, which will be detailed at the Tentative Tract Map level.
The conceptual grading and storm water control plan for the SPA Plan area provides for
water quality control facilities to ensure protection for the Otay River.
The Otay River is listed in the County of San Diego Hydromodification Management Plan as
an exempt facility for the reach west of Interstate 805. Since all runoff from the developed
area within Village 3 are proposed to drain directly to the Otay River, hydromodification
basins are required for this development. The Biological Resources Technical Report
further discusses the potential for erosion/scouring, habitat removal, habitat conversion,
flooding and washing out existing/future facilities and the cumulative effects as a result
of increased discharge volumes and the rate of discharge into the Otay River.
Runoff from the development portion of Village 3 is treated in biofiltration basins located at
the northwest corner of the Main Street and Heritage Road intersection and south of Main
Street. Flows from the basins will confluence and then outlet directly to the Otay River.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 23 March 2021
Bioretention basin regular maintenance activities are anticipated four times a year
(February, May, September and December). Rainy Season (February and December) and
Pre-Rainy Season (September) maintenance activities include removal of trash, debris and
excess sediment, clear clogged riser orifices and perform basin area repairs. Post-Rainy
Season maintenance includes full silt removal from the dry weather storage area,
vegetation removal, annual inspections by a registered civil engineer, removal of trash,
debris and excess sediment above the dry weather zone, clear clogged riser orifices and
perform basin area repairs. Additional maintenance may be required following major
rainfall events unless the next regularly scheduled maintenance dates are within one
month of the rain event. Access to the biofiltration basins that serve Village 3 are provided
via Main Street.
No runoff from developed or impervious portions of Village 3 outlet to Wolf Canyon.
Some graded slopes along the southerly edge are tributary to Wolf Canyon and will be
self-treating.
Village 4
The development of the SPA Plan area will implement all necessary requirements for water
quality as specified by the State and local agencies.
The development will meet the requirements of the City's BMP Design Manual, the
Jurisdictional Urban Runoff Management Plan and the Storm Water Management and
Discharge Ordinance (as specified in the City of Chula Vista Development and
Redevelopment Storm Water Management Standards/Requirements Manual).
The Otay River and are USGS blue line streams, which make them a waterway of the United
States under the Clean Water Act (CWA). All development in excess of five acres must
incorporate urban runoff planning, which will be detailed at the Tentative Tract Map
level. The conceptual grading and storm water control plan for the SPA Plan area
provides for water quality control facilities to ensure protection for Wolf Canyon.
The proposed development in Village 4 is tributary to Wolf Canyon. Since Wolf Canyon is
not listed as an exempt facility, Village 4 will be subject to hydromodification
requirements as specified in the County of San Diego Hydromodification Management
Plan. Hydromodification requirements will be met through the use of Biofiltration
Basins in conjunction with Low Impact Development measures.
Village 4 is proposed to be developed as a park and will be developed with very little
impervious area. The impervious areas will be self-treating through the use of LIDs for
water quality.
Graded slopes along the southerly and westerly edge of the P-2 Park are tributary to Wolf
Canyon and will be self-treating.
In addition to the permanent drainage facilities, temporary desiltation basins to control
construction related water quality impacts will be constructed within the SPA Plan area with
each grading phase to control sedimentation during construction. The interim desiltation
basins are designed to prevent discharge of sediment from the project grading operations
into the natural drainage channel and will be detailed in the Storm Water Pollution
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 24 March 2021
Prevention Plan (SWPPP) as required by the Construction General Permit from the State
Water Resources Control Board. The exact size, location and component elements of these
interim basins will be identified on the grading plans and SWPPP. Temporary, interim
measures will occur within the development area.
Exhibit 15
Water Quality/Biofiltration Basin Facilities
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 25 March 2021
5. Toxic Substances
MSCP Policy:
"All agricultural uses, including animal-keeping activities, and recreational uses that use
chemicals or general by-products such as manure, potentially toxic or impactive to wildlife,
sensitive species, habitat, or water quality need to incorporate methods on their site to reduc e
impacts caused by the application and/or drainage of such materials into the Preserve. Methods
shall be consistent with requirements requested by the Regional Water Quality Control Board
(RWQCB) and National Pollution Discharge Elimination System Permit (NPDES)." (Page 7-
26)
Compliance:
The SPA Plan area would phase out agricultural uses adjacent to the Preserve, consistent with
the Village 3 and a Portion of Village 4 Agricultural Plan. There are no agricultural activities
currently occurring on the site. As described in greater detail in the Water Quality Technical
Reports, prepared by Hunsaker & Associates, the combination of proposed construction and
permanent BMPs will reduce, to the maximum extent possible, the expected project pollutants
and will not adversely impact the beneficial uses of the receiving waters.
Anticipated pollutants from the project site may include sediments, nutrients, heavy metals,
organic compounds, trash and debris, oxygen demanding substances, oil and grease, bacteria
and viruses and pesticides. Runoff from Village 3 will be transmitted via public storm drain to
biofiltration basins located at the downstream portion of Village 3. Storm water pollutants are
removed through physical and biological processes, including adsorption, filtration, plant
uptake, microbial activity, decomposition, sedimentation and volatilization (EPA 1999).
Adsorption is the process whereby particulate pollutants attach to soil (e.g., clay) or vegetation
surfaces. Pollutants removed by adsorption include metals, phosphorus, and hydrocarbons.
Filtration occurs as runoff passes through the biofiltration area media, such as the sand bed,
ground cover, and planting soil. Treated water is released into the Otay River withi n 96 hours
of capture. This system ensures that, to the greatest extent practicable, Preserve areas adjacent
to Village 3 and Village 4 will not be impacted from toxic substances that may be generated
from the project site.
6. Lighting
MSCP Policy:
"Lighting of all developed areas adjacent to the Preserve should be directed away from the
Preserve, wherever feasible and consistent with public safety. Where necessary, development
should provide adequate shielding with noninvasive plant materials (preferably native),
berming, and/or other methods to protect the Preserve and sensitive species from night lighting.
Consideration should be given to the use of low-pressure sodium lighting." (Page 7-26)
Compliance:
The Village 3 Design Plan includes criteria for the design of lighting for the village.
Improvement plans for the areas within the 100’ Preserve Edge will include shielded lighting
designs that avoid spillover light in the Preserve. Lighting Plans and a photometric analysis shall
be prepared in conjunction with improvement plans or the Design Review process to illustrate
the location of proposed lighting standards and type of shielding measures. Lighting Plans and
accompanying photometric analyses must be prepared in conjunction with street and other
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 26 March 2021
improvements proposed within the Preserve to demonstrate that light spillage into the Preserve
is avoided to the greatest extent possible. City of Chula Vista updated street lighting standards
require installation of energy saving LED lamps on all City streets.
7. Noise
MSCP Policy:
"Uses in or adjacent to the Preserve should be designed to minimize noise impacts. Berms or
walls should be constructed adjacent to commercial areas and any other use that may introduce
noises that could impact or interfere with wildlife utilization of the Preserve. Excessively noisy
uses or activities adjacent to breeding areas, including temporary grading activities, must
incorporate noise reduction measures or be curtailed during the breeding season of sensitive bird
species.”
Where noise associated with clearing, grading or grubbing will negatively impact an occupied
nest for the least Bell’s vireo during the breeding season from March 15 to September 15, noise
levels should not exceed 60 CNEL. However, on a case by case basis, if warranted, a more
restrictive standard may be used. If an occupied Least Bell’s Vireo nest is identified in a pre-
construction survey, noise reduction techniques, such as temporary noise walls or berms, shall
be incorporated into the construction plans to reduce noise levels below 60 CNEL.
Where noise associated with clearing, grubbing or grading will negatively impact, an occupied
nest for raptors between January 15-July 31 or the California gnatcatcher between February 15
and August 15 (during the breeding season), clearing, grubbing or grading activities will be
modified if necessary, to prevent noise from negatively impacting the breeding success of the
pair. If an occupied raptor or California gnatcatcher nest is identified in a pre-construction
survey, noise reduction techniques shall be incorporated into the construction plans. Outside the
bird breeding season(s) no restrictions shall be placed on temporary construction, noise." (Page
7-26)
Compliance:
The project includes Mitigation Measures requiring pre-grading surveys for gnatcatchers, vireos
and nesting raptors. Based on those surveys and locations of nesting birds in the year of grading,
if it is determined that the noise impact thresholds established in the Chula Vista MSCP Subarea
Plan would be exceeded, the applicant would be required to reduce the impact below the
designated threshold through either modification of construction activities (such as berming) or
avoiding clearing, grubbing, grading or construction activities within 300 feet of an occupied
nest site. Post-construction noise impacts associated with residential development will be
minimized to the greatest extent possible through site layout. Single family lots backing onto
the Preserve Edge have been minimized to the greatest extent possible to reduce impacts on the
Preserve. Residential streets located within the 100’ Preserve Edge buffer residential uses from
the Preserve.
8. Invasive Plant Materials
MSCP Policy:
"No invasive non-native plant species shall be introduced into areas immediately adjacent to the
Preserve. All slopes immediately adjacent to the Preserve should be planted with native species
that reflect the adjacent native habitat. The plant list contained in the “Wildland / Urban
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 27 March 2021
Interface: Fuel Modification Standards,” and provided as Appendix L of the Subarea Plan, must
be reviewed and utilized to the maximum extent practicable when developing landscaping plans
in areas adjacent to the Preserve.” (Page 7-27)
Compliance:
Landscape plans within the 100’ Preserve Edge will not contain invasive species, as determined
by the City of Chula Vista and identified in the MSCP Subarea Plan, Appendices N, List of
Invasive Species. Landscape areas within the 100’ Preserve Edge including, but not limited to,
manufactured slopes, street-adjacent landscaping, public parks, residential areas, CPF sites,
private useable open space and schools must comply with the Approved Plant List provided as
Attachment “A” to this document. This list also meets the requirements outlined in the Village
3 and a Portion of 4 Fire Protection Plan as these areas are also within the 100’ Brush
Management Zone required by the MSCP Subarea Plan. Any changes to the Approved Plant
List (Attachment A) must be approved by the Development Services Director. The area may be
planted with container stock (liners) or a hydroseed mix. See the Fire Protection Plan for
landscape planting and irrigation requirements.
9. Buffers
MSCP Policy:
"There shall be no requirements for buffers outside the Preserve, except as may be required for
wetlands pursuant to Federal and/or State permits, or by local agency CEQA mitigation
conditions. All open space requirements for the Preserve shall be incorporated into the Preserve.
Fuel modification zones must be consistent with Section 7.4.4 of the Subarea Plan."
Compliance:
Brush Management Zones have been incorporated into the proposed development areas of the
SPA Plan pursuant to the requirements of the Subarea Plan. Where appropriate, graded
landscaped slope areas will be maintained pursuant to Fire Department requirements and will
be outside of the Preserve. The Village 3 North and a Portion of 4 Fire Protection Plan (FPP)
and subsequent amendments to the FPP has been prepared and provides specific fuel
modification requirements for the entire SPA area. Consistent with the Chula Vista MSCP
requirements, a 100’ Brush Management Zone has been established and coincides with the 100’
Preserve Edge. A description of the Brush Management Zone is provided below and shown in
Exhibits 17 through 22.
a. Brush Management Zones
Zone 1: All public and private areas located between a structure’s edge and 50 feet outward.
These areas may be located on publicly maintained slopes, private open space lots, public streets,
and/or private yards.
• Provide a permanent irrigation system within this irrigated wet zone.
• Plantable retaining walls shall be permanently irrigated.
• Only those trees on the Approved Plant List and those approved by the Development
Services Director as not being invasive are permitted in this zone.
• All plant and seed material to be locally sourced to the greatest extent possible to avoid
genetically compromising the existing Preserve Vegetation.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 28 March 2021
• Tree limbs shall not encroach within 10 feet of a structure or chimney, including outside
barbecues or fireplaces.
• Provide a minimum of 10 feet between tree canopies.
• Additional trees (excluding prohibited or highly flammable species may be planted as
parkway streets on single loaded streets.
• Limit 75% of all groundcovers and sprawling vine masses to a maximum height of 18
inches.
• 25% of all groundcover and sprawling vine masses may reach a maximum height of
24 inches.
• Ground covers must be of high-leaf moisture content.
• Shrubs shall be less than 2 feet tall and planted on 5-foot centers.
• Randomly placed approved succulent type plant material may exceed the height
requirements, provided that they are spaced in groups of no more than three and a
minimum of five feet away from described “clear access routes.”
• Vegetation/Landscape Plans within this zone shall be in compliance with the Preserve
Edge Plan, the Chula Vista MSCP Subarea Plan and the Fire Protection Plan
Zone 2: All public and private areas located between the outside edge of Zone 1 and 50 feet
outward to 100 feet, per the Fire Protection Plan. These areas may be located on public slopes,
private open space lots and public streets, and are subject to the criteria provided below:
• Utilize temporary irrigation to ensure the establishment of vegetation intended to
stabilize the slopes and minimize erosion.
• Plantable retaining walls shall be permanently irrigated.
• Trees may be located within this zone, provided they are planted in clusters of no more
than three. A minimum distance of no less than 30 feet shall be maintained between
the tree cluster’s mature canopies.
• Only those trees on the Approved Plant List and those approved by the Development
Services Director as not being invasive are permitted in this zone.
• All plant and seed material to be locally sourced to the greatest extent possible to avoid
genetically compromising the existing Preserve Vegetation.
• Limit 75% of all groundcover and sprawling vine masses to a maximum height of 36
inches.
• 25% of all groundcover and sprawling vine masses may reach a maximum height of
48 inches.
• Randomly placed approved succulent type plant material may exceed the height
requirements, provided that they are spaced in groups of no more than three and a
minimum of five feet away from described “clear access routes.”
• Shrubs may be planted in clusters not exceeding a total of 400 sq. ft.
• Provide a distance of no less than the width of the largest shrub’s mature spread
between each shrub cluster.
• Provide “avenues” devoid of shrubs a minimum width of 6 feet and spaced a distance
of 200 linear feet on center to provide a clear access route from toe of slope to top of
slope.
• When shrubs or other plants are planted underneath trees, the tree canopy shall be
maintained at a height no less than three times the shrub or other plant’s mature height
(break up any fire laddering effect).
• Hedging of shrubs is prohibited.
5/26/2021 PC Agenda Page 756 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 29 March 2021
b. Conditions within 100’ Preserve Edge
There are 6 unique conditions within the 100’ Preserve Edge along the perimeter of the Project
(see Exhibit 16 – Conditions within 100’ Preserve Edge). The relationships between the
proposed land uses and the 100’ Preserve Edge are depicted on Exhibits 17 – 22B. Site planning
adjacent to the Preserve is subject to MSCP adjacency guidelines, this Preserve Edge Plan and
the Fire Protection Plan. Any uses proposed within the 100’ Preserve Edge are subject to
review and approval of the Development Service Director, unless the improvements are part of
a Major Design Review process.
Exhibit 16
Conditions within 100’ Preserve Edge
5/26/2021 PC Agenda Page 757 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 30 March 2021
Exhibit 17
Condition 1 - Residential R -19 at Preserve
Note: Exhibit 17 was prepared based on a conceptual site plan for R-19. Proposed uses within the 100’ Preserve to be
finalized during Design Review, subject to Development Services Director, or their designee, review and approval .
5/26/2021 PC Agenda Page 758 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 31 March 2021
Exhibit 18
Condition 2 – Residential R -14 at Preserve
5/26/2021 PC Agenda Page 759 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 32 March 2021
Exhibit 19
Condition 3 – Residential R-12/R-13 at Preserve
5/26/2021 PC Agenda Page 760 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 33 March 2021
Exhibit 20
Condition 4 – CPF-2 at Preserve
5/26/2021 PC Agenda Page 761 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 34 March 2021
Exhibit 21
Condition 5 – Residential R-6 at Preserve
5/26/2021 PC Agenda Page 762 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 35 March 2021
Exhibit 21 (Continued)
Condition 5 – Residential R-8 and R-9 at Preserve
5/26/2021 PC Agenda Page 763 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 36 March 2021
Exhibit 22A
Condition 6 – Village 4 Community Park P-2 at Preserve
5/26/2021 PC Agenda Page 764 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 37 March 2021
Exhibit 22B
Condition 7 –Residential R-20 at Preserve
Note: Exhibit 22B was prepared based on a conceptual site plan for R-20. Proposed uses within the 100’ Preserve to be
finalized during Design Review, subject to Development Services Director, or their designee, review and ap proval.
5/26/2021 PC Agenda Page 765 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 38 March 2021
A more detailed description of the Brush Management Zone, including maintenance activities,
planting programs, etc. is provided in the University Villages Fire Protection Plan: Villages 3
/4. A portion of Zone 1 may be incorporated into streets, CPF sites, private recreation areas,
multi-family, schools, parks and other areas, as appropriate. Any proposed changes in the
Brush Management Zone are subject to approval by the Chula Vista Development Services
Director and the Chula Vista Fire Chief.
The 100’ Preserve Edge coincides with the 100’ Brush Management Zone. Where the edge
condition involves streets adjacent to Preserve areas, hard surface and irrigated landscaped
areas would serve as wildland fire buffers, in accordance with any specific requirements of the
Fire Protection Plan. Plantable retaining walls are also included within Zone 2 of the 100’
Brush Management Zone.
The irrigation design proposed for the Preserve Edge includes permanent irrigation within
Brush Management Zone 1 (0-50 feet) and temporary irrigation in Zone 2 to ensure the
establishment of vegetation intended to stabilize the slope and minimize erosion. Permanent
irrigation is required on the plantable retaining walls within Zone 2. The temporary irrigation
is described below:
Zone 2 (51 – 100 feet) would be irrigated with above ground irrigation lines utilized only during
plant establishment using sprinkler heads that spray 360 degrees. When the plants have become
established, the sprinkler heads will be adjusted to spray only 180 degrees toward the upper 50
feet of the slope.
Plantable Retaining Wall irrigation shall utilize low flow point drip irrigation emitters to
minimize, to the greatest extent possible, run-off into the Preserve. Water saving devices shall
also be utilized including flow-sensing, rain-sensing devices, and automatic control systems
that either interface with CIMIS data or on-site weather sensors, in compliance with the City
of Chula Vista Landscape Water Ordinance, Chapter 20.12 of the Municipal Code.
If properly managed, the temporary irrigation of brush management Zone 2 as described above,
does not conflict with the Adjacency Management Issues found in Section 7.5.2 of the City of
Chula Vista MSCP Subarea Plan.
Otay Ranch GDP Objective:
Identify allowable uses within appropriate land use designations for areas adjacent to the
Preserve.
Policy: All development plans adjacent to the edge of the Preserve shall be subject to review
and comment by the Preserve Owner/Manager, the City of Chula Vista, and the County of San
Diego to assure consistency with resource protection objectives and policies.
Policy: "Edge Plans" shall be developed for all SPAs that contain areas adjacent to the
Preserve. The "edge" of the Preserve is a strip of land 100 feet wide that surrounds the
perimeter of the Preserve. It is not a part of the Preserve. This area is a privately or publicly
owned area included in lots within the urban portion of Otay Ranch immediately adjacent to
the Preserve.
5/26/2021 PC Agenda Page 766 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 39 March 2021
Compliance:
The preparation of this Village 3 and a Portion of Village 4 Preserve Edge Plan fulfills the
requirement to develop an “Edge Plan” for any SPA Plan Area adjacent to the Preserve and is
subject to review and comment by the Preserve Owner/Manager, City of Chula Vista and
County of San Diego. Uses within the 100’ Preserve Edge are either privately or publicly
owned and maintained, including the Perimeter Open Space Plan at the eastern edge of Village
3. Exhibits 6 to 12 show the portion of the sites comprising the Perimeter Open Space Plan
within the 100’ Preserve Edge and what conceptual uses are proposed within those areas.
MSCP Adjacency Guidelines
All new development must adhere to the Adjacency Guidelines for drainage found on Page 7-
25 of the Subarea Plan. In summary, the guidelines state that:
1. All developed areas must prevent the release of toxins, chemicals, petroleum products,
exotic plant materials and other elements that might degrade or harm the natural
environment or ecosystem processes within the Preserve.
2. Develop and implement urban runoff and drainage plans which will create the least impact
practicable for all development adjacent to the Preserve.
3. All development located within or directly adjacent to or discharging directly to an
environmentally sensitive area are required to implement site design, source control, and
treatment control Best Management Practices (BMPs).
Compliance:
To adhere to these MSCP guidelines, excessive runoff into the Preserve from adjacent irrigated
slopes must be prevented. Erosion control BMPs must be installed prior to planting and
watering to prevent siltation into the Preserve. The irrigation system installed on the slopes
should have an automatic shutoff valve to prevent erosion in the event the pipes break.
Irrigation schedules for the slopes adjacent to the Preserve must be evaluated and tested in the
field to determine the appropriate water duration and adjusted, as necessary, to prevent
excessive runoff.
The irrigation system proposed for the plantable retaining walls, utilizes the latest industry
technology and application methods to maximize the efficiency of the water applied. The
system is designed to ensure irrigation run-off never reaches the MSCP Preserve, even in
emergency situations. This is accomplished by utilizing a number of the standards already
approved by the City of Chula Vista. This includes the following:
1. Weather based control systems, that limit the amount of water applied (based on the weather
conditions), on a daily basis. These controllers are web based, with 2-way communication
that downloads local weather conditions and applies the data to each irrigation system run-
time.
2. Flow sensing valves in conjunction with master valves, sense when an emergency occurs
(such as a pipe break) and shut the whole system down within seconds. The flow sensor
also records the performance data to assist in system adjustments as seasons change.
5/26/2021 PC Agenda Page 767 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 40 March 2021
The method proposed to irrigate the wall includes the use of low-volume (drip) systems that
distribute water at a rate of less than 1 gallon per hour. The low rate ensures that the water
infiltrates the soil at such a slow rate it eliminates the possibility of run-off. Systems are also
designed with pressure compensating nozzles that distribute water consistently throughout the
whole system, avoiding over saturating areas. Lastly, check valves are utilized that prevent
low head drainage, as each system turns-off.
These individual measures are water conserving, however when combined, water efficiency is
extremely high, and waste and run-off virtually eliminated. Detailed irrigation plans will be
prepared in conjunction with slope improvement plans.
In addition, a manual weeding program or the focused application of glyphosate shall be
implemented on the manufactured slopes adjacent to the Preserve to control weeds that are
likely to be encouraged by irrigation. Weed control efforts should occur quarterly or as needed,
to prevent weeds on the manufactured slopes from moving into the adjacent Preserve. A
qualified monitor shall check the irrigated slopes during plant establishment to verify that
excessive runoff does not occur and that any weed infestations are controlled.
10. Restrict Access
Both the Otay Ranch RMP and Chula Vista MSCP Subarea Plan contain policies that restrict
or limit access into the Preserve. These policies are discussed below:
Otay Ranch RMP Policy 6.5:
“Identify restricted use areas within the Preserve.”
Standard: Public access may be restricted within and adjacent to wetlands, vernal pools,
restoration areas, and sensitive wildlife habitat (e.g., during breeding season) at the
discretion of the Preserve Owner/Manager.
Guidelines:
1. The Preserve Owner/Manager shall be responsible for identifying and designating
restricted areas based on biological sensitivity...”
MSCP Policy:
“The public access to finger canyons will be limited through subdivision design, fencing or
other appropriate barriers, and signage.”
“Install barriers (fencing, rocks/boulders, and appropriate vegetation) and/or signage in new
communities where necessary to direct public access to appropriate locations.”
Compliance:
Pursuant to the requirements of the MSCP Subarea Plan and RMP, the land plan has been
designed to provide access to the Preserve areas at designated locations, directing pedestrians
to developed public trails within the Otay River Valley via designated public trails and
roadways. The SPA Plan and Village Design Plan provide Wall and Fence Plans for Village 3
5/26/2021 PC Agenda Page 768 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 41 March 2021
and a Portion of Village 4. View fencing/walls along the Preserve Edge will be provided
outside the Preserve, within the Brush Management Zone/100’ Preserve Edge. This property
will be maintained either by the Master HOA or City of Chula Vista, with maintenance funded
through an open space maintenance district or the through the Homeowners Association.
Access to the Brush Management Zone for maintenance and fire protection activities only will
be provided via locked gates every 1,000’ at the perimeter of the site. Interim access control
measures, such as fencing, signage, etc. will be provided within the development area to restrict
public access until trail improvements within the Preserve are complete. The conceptual
location of perimeter fencing and walls at the Preserve Edge is depicted in Exhibit 23 and
creates a barrier between development and the Preserve. See Village Design Plan, pages 88-
90. The exact location and type of all proposed fencing and walls will be depicted on the
overall Village 3 Landscape Master Plan and will be subject to review and approval by the
Development Service Director. Signage, identifying the MSCP Preserve and notifying the
public of access restrictions, will be provided at key locations along the Preserve Edge. A
detailed sign program for trails will be provided on the Village 3 and a Portion of 4 Landscape
Master Plan and will be subject to review and approval by the Development Services Director,
and the Public Works Director or designee.
Exhibit 23
Perimeter Wall (Barrier) Plan
5/26/2021 PC Agenda Page 769 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Preserve Edge Plan
Page 42 March 2021
THIS PAGE LEFT BLANK INTENTIONALLY
5/26/2021 PC Agenda Page 770 of 1005
ATTACHMENT “A”
APPROVED PLANT LIST
5/26/2021 PC Agenda Page 771 of 1005
2
THIS PAGE LEFT BLANK INTENTIONALLY
5/26/2021 PC Agenda Page 772 of 1005
1
UNIVERSITY VILLAGES
VILLAGE 3 AND A PORTION OF VILLAGE 4
APPROVED MASTER PLANT LIST
MARCH 2021
FUEL MODIFICATION ZONE 1
BOTANICAL NAME COMMON NAME
NOTES
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically
compromising existing Preserve vegetation. Notes provided below must be adhered to and planting must be
implemented in accordance with the Chula Vista Fire Department’s fuel modification guidelines summarized in
the Village 3 North and a Portion of Village 4 Fire Protection Plan and subsequent amendments.
Trees:
Heteromeles arbutifolia
Toyon
May be planted within Fuel Management Zone 1
up to 10% of the plant palette mix. No single
mass shall exceed 400 sf. These shall be spaced
such that the nearest shrub is no closer than the
tallest shrub height (at maturity)
Metrosideros exelsus (un-cut
leader)
New Zealand Christmas
Tree
Plantanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Rhus Iancea African Sumac
Plant acceptable on a limited basis (Max. 30% of
the area at the time of planting)
Shrubs, Cacti &
Groundcovers:
Acalypha californica California Copperleaf
Agave Shawii Coastal Agave
Arctostphylos ‘Emerald Carpet’ Emerald Carpet Mazanita
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be utilized.
No cultivars shall be permitted.
Bloomeria Crocea Common goldstar
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30% of
the area at the time of planting)
Comarostaphylis diversifolia Summer Holly
Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster
Cotoneaster horizontalis Rock Cottoneaster
Cylindropuntia prolifera Coast Cholla
Dudleya pulverulenta Chalk Lettuce
Encielia californica California Encelia
Epilobium californicum California Fushcia
5/26/2021 PC Agenda Page 773 of 1005
2
BOTANICAL NAME COMMON NAME
NOTES
Euphorbia misera Cliff Spurge
Galvezia speciosa Bush Snapdragon
Helianthemum scoprium Sun Rose
Isomeris arborea Bladder Pod
Iva hayesiana San Diego Marsh Elder
Lupinus succulentus Arroyo Lupine
Lycium californicum Box Thorn
Malachothamnus fasciculatus Chaparrel Bushmallow
Malamosa laurina Hollyleaf Cherry
Nassella pulchra Purple Needlegrass
Opuntia littoralis Coastal Prickly Pear
Cactus Plants must be locally sourced
Opuntia oricola No Common Name Plants must be locally sourced
Rhamnus crocea Redberry
Rhus Integrifolia Lemonade Berry
Ribes speciosum
Fuschia Flowering
Gooseberry
Salvia apiana
White Sage
May be planted in limited quantities and must be
properly spaced. S. mellifera is a prohibited
species
Simmondsia chinesnsis
Jojoba
May be planted in limited quantities and must be
properly spaced
Sisyrinchium bellum Blue-Eyed Grass
Thymus serphyllum ‘Reiters’ Creeping Thyme Restricted to 30% of area at time of planting.
Use in irrigated areas only
Yucca schidigera Mojave Yucca
Yucca whipplei Our Lord’s Candle
Hydroseed Mix:
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be utilized.
No cultivars shall be permitted.
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30% of
the area at the time of planting)
Encielia californica California Encelia
Hazardia squarrosa Sawtooth Goldenfields
Isomeris arborea Bladder Pod
Iva hayesiana San Diego Marsh Elder
Layia platyglossa Tidy tips
5/26/2021 PC Agenda Page 774 of 1005
3
BOTANICAL NAME COMMON NAME
NOTES
Lupinus succulentus Arroyo Lupine
Malachothamnus fasciculatus Chaparrel Bushmallow
Malamosa laurina Hollyleaf Cherry
Nassella pulchra Purple Needlegrass
Phacelia campanularia California Blue Bells
Rhamnus crocea Redberry
Rhus Integrifolia Lemonade Berry
Salvia apiana White Sage
Sisyrinchium bellum Blue-Eyed Grass
Viguiera laciniata San Diego Sunflower
Yucca whipplei Our Lord’s Candle
Hydroseed Mix (Plantable Retaining Walls):
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be utilized.
No cultivars shall be permitted.
Camissonia cheiranthifolia Beach Evening Primrose
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30% of
the area at the time of planting)
Clarkia bottae Botta's Clarkia
Eriophyllum confertiflorum Golden Yarrow
Hazardia squarrosa Sawtooth Goldenfields
Lasthenia californica California Gold Rush
Mimulus aurantiacus Sticky Monkey Flower Plants must be locally sourced
Salvia apiana
White Sage
May be planted in limited quantities and must be
properly spaced. S. mellifera is a prohibited
species
Sisyrinchium bellum Western Blue-Eyed Grass
Viguiera laciniata San Diego Sunflower
Yucca whipplei Our Lord’s Candle
FUEL MODIFICATION ZONE 2
BOTANICAL NAME COMMON NAME
NOTES
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically
compromising existing Preserve vegetation
5/26/2021 PC Agenda Page 775 of 1005
4
BOTANICAL NAME COMMON NAME
NOTES
Trees:
Quercus agrifolia Coast Live Oak
Shrubs, Cacti &
Groundcovers:
Acalypha californica California Copperleaf
Agave shawii Coastal Agave
Aristida pupurea Purple Three-Awn
Chlorogalum parviflorum Smallflower Soap Plant
Cotoneaster dammeri ‘Lowfast’ Bearberry Cotoneaster
Cylindropuntia prolifera Coast Cholla
Deinandra fasciculata Fascicled Tarplant
Dodonaea viscose Hop Bush Plant acceptable on a limited basis (Max. 30% of
the area at the time of planting)
Dudleya pulverulenta Chalk Lettuce
Encelia californica Coastal Sunflower
Epilobium californicum California Fushcia
Euphorbia misera Cliff Spurge
Grindelia robusta Gum Plant
Helianthemum scoprium Sun Rose
Isomeris arborea Bladderpod
Lupinus succulentus Arroyo Lupine
Lycium californicum Box Thorn
Malachothamnus fasciculatus Chaparrel Bushmallow
Mirabilis californica Wishbone Bush
Nassella pulchera Purple Needlegrass
Opuntia littoralis Coastal Prickly Pear
Cactus Plants must be locally sourced
Opuntia oricola No Common Name Plants must be locally sourced
Prunus ilicifolia Hollyleaf Cherry
Rhamnus crocea Redberry
Rhus integrefolia Lemonade Berry
Ribes speciosum
Fuschia Flowering
Gooseberry
Salvia apiana
White Sage
May be planted in limited quantities and must be
properly spaced. S. mellifera is a prohibited
species
Simmondsia chinesnsis Jojoba
5/26/2021 PC Agenda Page 776 of 1005
5
BOTANICAL NAME COMMON NAME
NOTES
Sisyrinchium bellum Western Blue-Eyed Grass
Yucca schidigera Mojave Yucca
Yucca whipplei Foothill Yucca
Hydroseed Mix:
Bloomeria crocea Common Goldstar
Encelia californica Coastal Sunflower
Eriophyllum confertiflorum Golden Yarrow
Gnaphalium bicolor Bicolor Cudweed
Hazardia squarrosa Sawtooth Goldenfields
Heteromeles arbutifolia Toyon
Isomeris arborea Bladderpod
Isocoma menziesii Coast Goldenbush
Lasthenia californica Goldfields
Layia platyglossa Tidy tips
Lupinus bicolor Miniature Lupine
Lupinus succulentus Arroyo Lupine
Nassella pulchera Purple Needlegrass
Phacelia campanularia California Blue Bells
Plantago erecta Dot-Seed Plantain
Rhamnus crocea Redberry
Rhus integrefolia Lemonade Berry
Salvia apiana
White Sage
May be planted in limited quantities and must be
properly spaced. S. mellifera is a prohibited
species
Sisyrinchium bellum Blue-Eyed Grass
Sphaeralcea ambigua Desert Mallow
Viguiera laciniata San Diego Sunflower
Yucca whipplei Foothill Yucca
Hydroseed Mix (Plantable Retaining Walls - irrigated):
Clarkia bottae Botta’s Clarkia
Eriophyllum confertiflorum Golden Yarrow
Eschscholzia californica California Poppy
Hazardia squarrosa Sawtooth Goldenfields
Lasthenia californica Goldfields
Mimulus aurantiacus4 Sticky Money Flower
Sisyrinchium bellum Blue-Eyed Grass
5/26/2021 PC Agenda Page 777 of 1005
6
BOTANICAL NAME COMMON NAME
NOTES
Viguiera laciniata San Diego Sunflower
5/26/2021 PC Agenda Page 778 of 1005
Otay Ranch Village 3
and a Portion of Village 4
Affordable Housing Program
Appendix F
ADOPTED DECEMBER 2, 2014
BY RESOLUTION NO. 2014-234
AMENDED DECEMBER 6, 2016
BY RESOLUTION NO. 2016-254
AMENDED ___________
BY RESOLUTION NO. _______
5/26/2021 PC Agenda Page 779 of 1005
5/26/2021 PC Agenda Page 780 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
i
TABLE OF CONTENTS
I. INTRODUCTION .................................................................................................... 1
A. Purpose and Content.............................................................................................. 1
B. Needs Assessment ................................................................................................. 1
II. VILLAGE 3/4 AFFORDABLE HOUSING OBLIGATION, LOCATION,
PHASING, DESIGN AND UNIT MIX ................................................................... 3
A. Obligation .............................................................................................................. 3
B. Types of Affordable Housing ................................................................................ 4
C. Location ................................................................................................................. 4
D. Phasing .................................................................................................................. 5
E. Design.................................................................................................................... 6
F. Unit Mix by Bedroom Count ................................................................................ 6
G. Senior Housing ...................................................................................................... 6
III. AFFORDABLE HOUSING RESTRICTIONS ........................................................ 7
A. Income Eligibility .................................................................................................. 7
B. Affordable Housing Costs ..................................................................................... 7
C. Underwriting Requirements .................................................................................. 8
D. Resale Provisions of Owner Occupied Housing ................................................... 9
E. Term of Affordability Restrictions ........................................................................ 9
IV. SUBSIDIES, INCENTIVES AND FINANCING MECHANISMS ........................ 9
A. Density Bonus ..................................................................................................... 10
V. COMPLIANCE....................................................................................................... 10
VI. AFFIRMATIVE MARKETING PLAN ................................................................. 10
VII. IMPLEMENTING AGREEMENTS AND CONDITIONS ................................... 10
VIII. DEFINITIONS ........................................................................................................ 11
5/26/2021 PC Agenda Page 781 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page ii March 2021
EXHIBIT LIST
1 Affordable Housing Potential Location Map……………………..…………… 7
5/26/2021 PC Agenda Page 782 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 1 March 2021
I. INTRODUCTION
A. Purpose and Content
The purpose and intent of this Affordable Housing Program (AHP) is to encourage
the development of diverse and balanced neighborhoods with a range of housing
opportunities for all identifiable economic segments of the population, including
households of lower and moderate income consistent with the City’s housing
policies and needs as specified in its General Plan Housing Element. The intent is
to ensure that when developing the limited supply of developable land, housing
opportunities for persons of all income levels are provided. The provisions of this
AHP establish standards and procedures that will encourage the development of
housing affordable to low and moderate income households within the Sectional
Planning Area (SPA).
The AHP identifies the type and location of affordable housing units to be provided,
potential subsidies or incentive programs, income restrictions and methods to verify
compliance. The program may be implemented through various mechanisms
including development agreements, tentative map conditions, and specific housing
project agreements that may include additional terms and conditions, consistent
with this program.
B. Needs Assessment
According to San Diego Association of Government’s (SANDAG) Preliminary 2050
Cities/Counties Forecast, Chula Vista is expected to gain 92,454 new residents and 28,755
new households. Furthermore, SANDAG, through its Regional Housing Needs
Allocation for the sixth housing element cycle, which covers an eight-year planning
period (April 15, 2021 – April 15, 2029), the City would experience a demand for
11,105 new housing units, of which 4,527 or 41 percent of the new housing units
are to be affordable to low and very low income households and 1,911 new housing
units for moderate income households.
To encourage the development of adequate housing to meet the needs of low and
moderate-income households and to further geographic and community balance,
the City’s adopted Housing Element provides for a Balanced Communities Policy,
requiring ten percent (10%) affordable housing for low and moderate income
households within developments of fifty (50) or more residential units. This
inclusionary housing program will serve as only one component of the City's
overall housing strategy and will complement other affordable housing efforts,
including preservation of existing assisted housing, development of new assisted
housing with public subsidies, first-time homebuyer assistance, and rehabilitation
loans for low income homeowners. The City does find that such an inclusionary
housing policy is beneficial to increasing the supply of housing affordable to
households of lower and moderate income incomes and to meet the City’s regional
share of housing needs given the demographics of the community and its needs,
5/26/2021 PC Agenda Page 783 of 1005
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 2 March 2021
past housing production performance, and the existing opportunities and constraints
as detailed in its Housing Element. The Balanced Communities Policy is
necessary to meet the objectives of State Housing Element law requiring
jurisdictions to affirmatively furthering fair housing by “taking meaningful actions
... that overcome patterns of segregation and foster inclusive communities" and
"address significant disparities in housing needs and in access to opportunity."
The current characteristics of the City’s population, housing, employment, land
inventory, and economic conditions, that affect its housing goals, policies and
programs include:
▪ The population has more diversity in race/ethnicity than the region, in that
17% of the population is white (non-Hispanic) and 61% is Hispanic (all
races). This compares to - percent and - percent, respectively, for the region
as a whole.
▪ There is a disparity in household median income from west to east of I-805.
Forty-four percent (44%) of Chula Vista’s housing earn below the San Diego
Area median income and all such households live west of Interstate-805,
with 12 percent of the households living below the federal poverty line. All
households east of Interstate-805 earn above the median income.
▪ Household size is slightly larger than the region, at 3.3 persons per household
compared to 2.8 per household for the region.
▪ Seniors, aged 62 years or older, comprise 12% of the total households.
▪ Housing west of Interstate-805 was built primarily before 1980 (32% before
1960 and 50% between 1960-1980). Housing east of Interstate-805 was
built after 1980, with half of such housing built between 1980-2000 and after
2000.
▪ Housing types are diverse west of I-805, with 41% multifamily housing and
41% single family housing. Single family homes comprise the majority of
housing available east of I-805 (82% of housing).
▪ With single family homes dominating the landscape east of I-805, housing
is predominately owner occupied. West of I-805, housing is primarily
renter occupied.
▪ The median housing cost (resale) in December 2019 of single family
housing $660,000 for zip codes 91913-91915 is $26,250 more than the
region’s median cost of $633,750 for resale single-family homes.
▪ The well-established neighborhoods and master planned neighborhoods
create different opportunities and require a different set of policies and
programs to address housing needs.
▪ The amount of land in the City available for new residential development is
severely limited by geography and size. The largest supply of vacant
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Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 3 March 2021
developable land is planned for master planned communities.
▪ A high rate of new home construction is anticipated due to the many
approved master planned communities in the City.
▪ Reinvestment in the well-established neighborhoods of Chula Vista
continues to be needed.
▪ The City’s diverse employment base will grow by more than 73% between
2008 and 2050, with the majority of growth in the retail, service and
governmental sectors.
▪ Based upon past production of housing, sufficient housing opportunities for
households with incomes at or below the Area Median Income have not been
provided.
▪ Despite substantial investments of Federal HOME funds and funding from
the Redevelopment Agency's Low and Moderate Income Housing Asset
Fund (prior to the dissolution of Redevelopment), the City has not been able
to produce all the units called for in the Regional Housing Needs Allocation.
Chula Vista faces a growing shortage of housing that is affordable to a wide range
of our population and needed for a healthy functioning housing market. This lack
of affordable housing is detrimental to the health, safety and welfare of the City’s
residents. Employees may be forced to live in less than adequate housing within
the City, pay a disproportionate share of their incomes to live in adequate housing
within the City or commute increasing distances to their jobs from housing located
outside the City. The City’s Balanced Communities Policy can enhance the public
welfare by increasing the supply of housing affordable to households of lower and
moderate income incomes in a balanced manner and thereby combating the adverse
effects to the City due to an insufficient supply of affordable housing.
II. VILLAGE 3/4 AFFORDABLE HOUSING OBLIGATION, LOCATION,
PHASING, DESIGN AND UNIT MIX
A. Obligation
The City of Chula Vista Housing Element, Guidelines to the Balanced
Communities Policy, and the Otay Ranch GDP provide that ten percent of the total
units will be affordable to low and moderate income households. Of the ten
percent, five percent must be affordable to low income households and five percent
must be affordable to moderate income households. In calculating the required
number of affordable units, fractional units shall be rounded up to one additional
affordable unit or paid as a partial in-lieu fee equal to the resulting fraction.
The estimated Village 3 affordable housing unit obligation is based on the Village
3/4 SPA entitlement authorization of up to 1,638 units within Village 3. The Village
4 portion of the SPA Plan area is a portion of the Otay Ranch North Community
Park; therefore, there is no affordable housing obligation associated with Village 4.
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Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 4 March 2021
The total affordable units required for Village 3 are approximately 164 units or up
to 82 low income and up to 82 moderate-income affordable units.
B. Types of Affordable Housing
The housing policies established in the City of Chula Vista Housing Element
advocate a broad variety and diversity of housing types. The affordable housing
obligations of Village 3 will be met through a combination of housing types
including rental and “for-sale” housing. In general, low-income housing needs
will be satisfied through the provision of rental units. Depending upon the
availability of adequate subsidies, incentives or other financing assistance, a limited
number of “for-sale” multi-family housing units affordable to low income
households may be available as well.
While Accessory Dwelling Units (ADUs) may provide for housing at a lower cost,
ADUs shall not be used for satisfaction of the Balanced Communities affordable
housing obligation. Given the significant need for rental housing opportunities for
lower income households, particularly with larger households, ADUs provide a
limited benefit in addressing this need.
Housing opportunities to meet the needs of moderate income households will be
provided through a combination of rental units as well as “for-sale” housing in
medium-high to higher density developments.
C. Location
The location of affordable housing developments shall take into consideration
proximity to and availability of the following:
▪ Existing or proposed public transit facilities or transportation routes;
▪ Existing or proposed community facilities and services, such as shopping,
medical, child care, recreation areas and schools; and
▪ Existing or future employment opportunities.
Affordable housing sites within Village 3/4 are designated as multifamily and/or
mixed use development sites, as depicted in Exhibit 1. These sites are in close
proximity to parks, schools, public transportation, retail commercial and
community purpose facilities.
Identification of potential target sites in this Affordable Housing Program describes
one way in which the Village 3 affordable housing obligation might be met and is
not meant to require that affordable units be constructed on any specific sites or to
preclude other alternatives. A final determination as to the location and type of
the affordable housing sites will occur with subsequent entitlements, approvals and
agreements and shall be in compliance with the City’s goals, policies and programs
contained within the General Plan, the Balanced Communities Policy Guidelines and
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Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 5 March 2021
the Otay Ranch General Development Plan (GDP).
D. Phasing
Development of Village 3/4 will be completed in multiple phases to ensure
construction of necessary infrastructure and amenities for each phase as the project
progresses. The Phasing Plan is non-sequential. This recognizes that sequential
phasing is frequently inaccurate due to unforeseen market changes or regulatory
constraints. Therefore, the Village 3/4 SPA Plan and Public Facilities Finance
Plan (PFFP) permits non-sequential phasing by imposing specific facilities
requirements for each phase to ensure that Village 3/4 is adequately served, and
City threshold standards are met.
A phased approach will also be used to ensure the implementation and production
of low and moderate-income housing units commensurate with the phasing of
market rate residential units within Village 3. Phasing of the low and moderate
income units in Village 3 is designed to link progress toward the production of such
housing to the continued entitlement and development process for the Village 3/4
SPA Area. The first or “Initial Phase” for construction of the low and moderate -
income housing units shall be comprised of 60% of the total number of qualified
low and moderate-income housing units and shall commence construction prior to
the issuance by the City of the 798th production building permit within Village 3
("Initial Phase"). Construction of the remaining number of required low and
moderate-income housing units shall commence prior to the City's issuance of the
1,197th production building permit ("Final Phase"). A detailed implementation
schedule and building permit stipulations for the construction and delivery of
affordable units in relation to other market rate units will be established through an
Affordable Housing Agreement.
Such Agreement was executed prior to the issuance of the first Final Subdivision
Map within Village 3 and recorded against the entire Village 3 North site as the
Balanced Communities Affordable Housing Agreement (Otay Ranch Village 3)
(Doc # 2016-0700046). This agreement anticipated the construction of 1,265 of
the 1,597 units authorized in the 2016 SPA Plan and calculated the affordable
housing obligation as 64 low income units and 63 moderate income units. Per the
Agreement, 30 moderate income units were provided within the Village 3 Mixed-
Use site, with the balance (64 low income units and 33 moderate income units)
transferred to Village 8 pursuant to the Affordable Housing Transfer Agreement
(Doc # 2016-0700047).
As discussed above, the total authorized units within Village 3 would increase to
1,638 units and therefore, resulting in a corresponding increase in the affordable
housing obligation, from 128 low and moderate income units to 164. A portion of
the affordable housing obligation has been satisfied within Village 3 and Village 8
West. Based upon the incremental increase in authorized units per the recorded
agreements, transfer of a portion of the obligations to Village 8 and previous
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Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 6 March 2021
satisfaction of a portion of the obligations, the remaining Village 3 affordable
housing obligation would be up to 19 low income units and 19 moderate income
units. The Applicant shall be required to enter to an amended Balanced
Communities Affordable Housing Agreement (Otay Ranch Village 3) to address this
remaining Village 3 affordable housing obligation prior to issuance of a final map
for Parcels R-6, R-19 or R-20, whichever map comes first.
E. Design
Affordable housing shall be compatible with the design and use of the market rate
units, in terms of appearance, materials, and finish quality. The Developer shall
have the option of reducing the interior amenities, levels and square footage of the
affordable units.
F. Unit Mix by Bedroom Count
The affordable units shall have an overall unit mix by bedroom count which reflects
the appropriate community need and shall be comparable to the unit mix by
bedroom count of the market rate units in the residential development. Given that
21 percent of the households in Chula Vista (according to the 2010 Census) are
large families of five persons or more and a desire on the part of the City to provide
housing opportunities for these families throughout the City, a minimum of twenty
percent (20%) of the affordable units shall have three or more bedrooms.
Affordable housing to be sold and occupied by income eligible households (for sale
units) shall also provide a minimum of two bedrooms.
G. Senior Housing
Satisfaction of the affordable housing obligation through the provision of housing
for senior citizens as defined by Section 51.3 of the California Civil Code, is at the
sole discretion of the City of Chula Vista. The City shall consider such housing in
relation to the priority needs of the City’s low income housing population and
should such provide advantages as to location, diversity of housing types, and/or
affordability levels. Senior housing is exempt from requirements to provide three
or more bedroom units.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 7 March 2021
Exhibit 1
Affordable Housing Potential Location Map
III. AFFORDABLE HOUSING RESTRICTIONS
A. Income Eligibility
To determine the eligibility of a household for the low and/or moderate income
housing unit, the household purchasing or renting the affordable unit must qualify
as a lower income/moderate income household, as established by and amended
from time to time pursuant to Section 8 of the United States Housing Act of 1937,
as published by the U.S. Department of Housing and Urban Development (HUD),
and as also provided in California Health and Safety Code Sections 50079.5 and
50105.
B. Affordable Housing Costs
The allowable housing expense paid by a qualifying household shall not exceed a
specified fraction of the gross monthly income, adjusted for household size, for the
following classes of housing:
1. Very low-income, rental and for-sale units: 30 percent of the gross
monthly income, adjusted for household size, at 50 percent of the Area
Median Income (AMI) for San Diego County, or as provided in Section 50053
(b)(2) and 50052.5 (b)(2) of the California Health and Safety Code.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 8 March 2021
2. Lower-income, rental units: 30 percent of the gross monthly income,
adjusted for household size, at 60 percent of the Area Median Income (AMI)
for San Diego County, or as provided in Section 50053 (b)(3) of the California
Health and Safety Code.
3. Lower-income, for-sale units: 30 percent of the gross monthly income,
adjusted for household size, at 70 percent of the Area Median Income (AMI)
for San Diego County or as provided in Section 50052.5 (b) (3) of the
California Health and Safety Code.
4. Moderate-income, rental units: 30 percent of the gross monthly income,
adjusted for household size, at 110 percent of the Area Median Income (AMI)
for San Diego County or as provided in Section 50053 (b)(4) of the California
Health and Safety Code.
5. Moderate-income, for-sale units: 28 to 35 percent of the gross monthly
income, adjusted for household size, at 110 percent of the Area Median
Income (AMI) for San Diego County or as provided in Section 50052.5 (b)(4)
of the California Health and Safety Code.
To determine the “Allowable housing expense” include all of the actual or projected
monthly or annual recurring expenses required of a household to obtain shelter.
1. For a for-sale unit, allowable housing expenses include payments for principal
and interest on a mortgage loan, including any loan insurance fees, property
taxes and assessments, fire and casualty insurance, homeowner association
fees, and a reasonable allowance for utilities, or as defined in 25 California
Code of Regulations Section 6920.
2. For a rental unit, allowable housing expenses include payments for rent and a
reasonable allowance for utilities, or as defined in 25 California Code of
Regulations Section 6918.
C. Underwriting Requirements
To ensure the preservation of affordability of proposed low and moderate-income
housing and financial viability of program participants, the City shall encourage the
following policies:
▪ Fixed rate mortgages only. No adjustable rate mortgages;
▪ Affordable monthly housing payments no more than 33 percent of household
income (“Front End Ratio”).
▪ Total debt payments no more than 45 percent of household income (“Back
End Ratio”).
▪ No “teaser” rates; and,
▪ No non-occupant co-borrowers.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 9 March 2021
D. Resale Provisions of Owner Occupied Housing
In order to ensure the continued affordability of the units, resale of the units must
be restricted for the required term of fifty-five (55) years and shall comply with
City of Chula Vista Council Policy 453-02, Development of Affordable for Sale
Housing for Low- and Moderate-Income Buyers, as it may be amended by the
Chula Vista City Council from time to time. After initial sale of the affordable units
to a low-income household, all subsequent buyers of such units must also be income
eligible and the unit must be sold at an affordable price. A developer may opt to
have no income or sales price restriction for subsequent buyers, provided however
that restrictions to the satisfaction of the City are in place that would result in the
recapture by the City or its designee of a financial interest in the units equal to the
amount of subsidy necessary to make the unit affordable to a low income household
and a proportionate share of any equity. Funds recaptured by the City shall be used
to provide assistance to other identified affordable housing production or
contributions to a special needs housing project or program. To the extent possible,
projects using for-sale units to satisfy the obligations of developers under the City’s
Affordable Housing Program shall be designed to be compatible with conventional
mortgage financing programs including secondary market requirements.
E. Term of Affordability Restrictions
The term of the affordability restrictions shall be fifty-five years (55) years from
issuance of the Certificate of Occupancy for the first structure providing income
and rent restricted units, consistent with required terms under State housing
programs, or the longest period of time if required by the construction or mortgage
financing assistance program, mortgage insurance program, or rental financing
subsidy or incentive program. The term of affordability and resale restrictions for
affordable for-sale units are more appropriately described above in “Resale
Provisions of Owner Occupied Housing.”
IV. SUBSIDIES, INCENTIVES AND FINANCING MECHANISMS
The obligation to provide affordable housing shall not be dependent upon the
availability of subsidies, incentives or financing mechanisms. The City shall
consider providing incentives, assistance, and subsidies to those qualifying projects
and supporting any applications for assistance that requires approvals from, or
allocations by other agencies, to the extent feasible, in a manner that offsets the cost
of providing for affordable units. Offsets will be offered by the City to the extent
that resources and programs for this purpose are available to the City and to the
extent that the qualifying projects, with the use of the offsets, assists in achieving
the City’s housing goals. To the degree such offsets are available, the Developer
may make application to the City. The City agrees to use its reasonable best efforts
to assist the Developer in pursuing the benefit of certain financing mechanisms,
subsidies and other incentives to facilitate provision of affordable housing for
Village 3/4. These mechanisms include, but are not limited to, local, state and
federal subsidies and City density bonuses, planning, and design and development
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Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 10 March 2021
techniques and standards, and City fee waivers or deferrals which reduce the cost
of providing affordable housing (collectively, the “Cost Reducing Mechanisms”).
The parties acknowledge that the City is not hereby committing, directly or through
implication, a right to receive any offsets from City or any other party or agency to
enable the Developer to meet the obligations and cannot guarantee the availability
of any Cost Reducing Mechanisms to the Developer for Village 3/4. The City
reserves the right to approve, approve with conditions or disapprove, in its sole
discretion, any Developer request for subsidized financing sponsored by the City.
A. Density Bonus
Projects that meet the applicable requirements of State law (Government Code
Section 65915) as a result of affordable housing units, are entitled to a density bonus
or other incentives in accordance with the provisions of such law.
V. COMPLIANCE
Terms related to occupancy and affordability restrictions shall be recorded as a
separate deed restriction or regulatory agreement, along with a deed of trust, solely
on the property designated for the affordable units and shall bind all future owners
and successors in interest for the term of years specified therein.
The City shall monitor affordable units for compliance with those terms and
conditions of all relevant Affordable Housing Agreements or other restrictions.
The Developer shall submit compliance reports in the frequency and manner
prescribed by the City of Chula Vista Development Services Department.
VI. AFFIRMATIVE MARKETING PLAN
The Developer shall provide a marketing plan acceptable to the City, in the City’s
reasonable discretion, for proactively marketing the low and moderate income
housing units to low and moderate income tenants and purchasers. Developer shall
use good faith and reasonable best efforts to market the low and moderate income
housing units to low and moderate income tenants and purchasers according to the
affirmative marketing plan. The City will use good faith and reasonable best efforts
to assist the Developer in marketing low and moderate income housing units to low
and moderate income tenants and purchasers obtaining the services of a third-party
organization in connection with such marketing efforts, processing the applications
of prospective tenants and purchasers of low and moderate income housing units,
and complying with the reporting requirements as required herein.
Selection of tenants shall be made randomly by lottery within the following levels
of priority, subject in all circumstances to applicable limitations imposed by law,
including, without limitation, the Fair Housing Act under Federal law:
A. Priority. Households which are displaced from their primary residence as a
result of an action of City or Agency, a condominium conversion involving the
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 11 March 2021
household’s residence, expiration of affordable housing covenants applicable
to such residence, or closure of a mobile home or trailer park community in
which the household’s residence was located, and the household resided in such
housing as the household’s primary place of residence for at least two years
prior to such action or event.
B. Second Priority. Households which meet one of the following criteria: (i)
households which are displaced from their primary residence as a result of an
action of City or Agency, a condominium conversion involving the household’s
residence, expiration of affordable housing covenants applicable to such
residence, or closure of a mobile home or trailer park community in which the
household’s residence was located, and the household resided in such housing
as the household’s primary place of residence for at least one year but less than
two years prior to such action or event; (ii) households with at least one member
who resides within the City, as that person’s primary place of residence; (iii)
households with at least one member who works or has been hired to work
within the City, as that person’s principal place of full-time employment; or (iv)
households with at least one member who is expected to live within the City as
a result of a bona fide offer of employment within the City.
C. Third Priority. Other Low Income Households who do not meet the criteria
for first priority or second priority above.
VII. IMPLEMENTING AGREEMENTS AND CONDITIONS
This AHP may be implemented through various mechanisms including
development agreements, tentative map conditions, and specific housing project
agreements that may impose additional terms and conditions consistent herewith.
VIII. DEFINITIONS
Affirmative Marketing Plan
An outline that details actions the Developer will take to provide information and
otherwise attract eligible persons in the housing market area to the available
housing without regard to race, sex, sexual orientation, marital status, familiar
status, color, religion, national origin, ancestry, handicap, age, or any other category
which may be defined by the law now or in the future.
Low Income Household
A household of persons who claim primary residency at the same unit with
combined incomes that are greater than 50%, but not more than 80% of the Area
Median Income for the San Diego area based on household size as determined
annually by the U.S. Department of Housing and Urban Development (HUD).
Household size is calculated by the number of persons residing at the same unit as
their primary residency.
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 3 and a Portion of Village 4 Affordable Housing Program
Page 12 March 2021
Moderate Income Household
A household of persons who claim primary residency at the same unit with
combined incomes between 80% to 120% of the Area Median Income for the San
Diego area based on household size as determined annually by the U.S. Department
of Housing and Urban Development (HUD). Household size is calculated by the
number of persons residing at the same unit as their primary residency.
San Diego Area Median Income
The San Diego County area median income level as determined from time to time
by HUD, based on household size.
Subsidized Financing
Any financing provided by any public agency specifically for the development and
construction of low or moderate income housing units, including but not limited to
the following:
▪ Low Income Housing Tax Credits (LIHTC) – statewide competition;
▪ Housing Bonds – State;
▪ Housing Bonds – City of Chula Vista;
▪ HOME – City of Chula Vista and County of San Diego;
▪ Community Development Block Grants – City of Chula Vista; and,
▪ Other Public Financing – State and Federal.
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OTAY RANCH VILLAGE 3 AND A PORTION
OF VILLAGE 4
Air Quality Improvement Plan
APPENDIX G
March 2021
Adopted on December 2, 2014
By Resolution No. 2014-234
Amended December 6, 2016
By Resolution No. 2016-254
Amended __________
By Resolution No. ______________
Prepared for:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Prepared by
WHA, Inc.
680 Newport Center Drive, Suite 300
Newport Beach, CA 92660
(949)-250-0607
Contact: Julia Malisos
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Page i February 2021
Table of Contents
1. Executive Summary ............................................................................................................................... 3
A. Intent of the AQIP ........................................................................................................................ 3
B. Community Site Design Goals ..................................................................................................... 3
C. Planning Features ......................................................................................................................... 4
D. Modeled Effectiveness of Community Design ............................................................................ 6
2. Introduction ........................................................................................................................................... 7
A. Need for a Qualitative Air Quality Plan ....................................................................................... 7
B. Purpose and Goals ........................................................................................................................ 7
C. Regulatory Framework Related to Air Quality ............................................................................ 8
1. Federal ............................................................................................................................ 9
2. State of California ......................................................................................................... 13
3. Regional ........................................................................................................................ 17
4. City of Chula Vista ....................................................................................................... 18
3. Village 3 SPA Amendment Project Description ........................................................... 20
4. Effect of Project on Local/Regional Air Quality ................................................................................. 25
5. Quantitative Project Evaluation ........................................................................................................... 28
6. Community Design and Site Planning Features .................................................................................. 46
7.Chula Vista CO2 Reduction Plan .......................................................................................................... 48
8. Credit Towards Increased Minimum Energy Efficiency Standards .................................................... 52
9. Compliance Monitoring ....................................................................................................................... 52
List of Figures
Figure 1: Amended Site Utilization Plan ................................................................................................. 22
Figure 2: Bicycle Circulation Plan .......................................................................................................... 40
Figure 3: Transit Plan .............................................................................................................................. 41
Figure 4: Pedestrian Circulation Plan ...................................................................................................... 42
Figure 5: Steep Slopes ............................................................................................................................. 43
Figure 6: Development Standards (Reference for Front Setbacks) ......................................................... 44
Figure 7: Illustrative Site Plan ................................................................................................................. 45
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Page ii February 2021
List of Tables
Table 1: Thresholds of Significance for Air Quality Impacts.................................................................... 9
Table 2: Ambient Air Quality Standards Matrix ..................................................................................... 11
Table 3: San Diego County Attainment Status ........................................................................................ 12
Table 4: Village 3 and a Portion of Village 4 Land Use Summary ........................................................ 23
Table 5: Estimated Operational GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten .............................................................................. 27
Table 6: LEED Neighborhood Development Plan Village 3 Equivalency Analysis ............................... 29
Table 7: Community Design and Site Planning Features ........................................................................ 46
Table 8: Summary of Village 3 Consistency with CO2 Reduction Action Measures .............................. 48
Table 9: Village 3 Air Quality Improvement Plan Compliance Checklist .............................................. 52
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 3 February 2021
1. Executive Summary
A. Intent of the AQIP
This AQIP provides an analysis of air pollution impacts which would result from the proposed
development, and demonstrates the best available design to reduce vehicle trips, maintain or
improve traffic flow, reduce vehicle miles traveled and reduce Greenhouse Gasses (GHG) direct
or indirect emissions. This AQIP demonstrates how Village 3 has been designed consistent with
the City’s Energy and Water Conservation regulations (CVMC 20.04) and Landscape Water
Conservation (CVMC 20.12), and represents the best available design in terms of improving
energy efficiency and reducing GHG emissions. GHG emissions include gases such as CO2, CH4,
and N2O. These emissions occur naturally and are produced by human activities, such as by
automobile emissions and emissions from production of electricity to provide power to homes and
businesses. These gases prevent heat from escaping the earth’s atmosphere, while allowing in
sunlight, which has the effect of warming the air temperature.
Applicable action measures contained in the City’s CO2 Reduction Plan and specific measures for
the Village 3 Sectional Planning Area (SPA) Plan Amendment are addressed.
B. Community Site Design Goals
A central component of the Otay Ranch GDP is the “village” concept. Each village is
approximately one square mile and is defined by a village core. Village cores consist of facilities
and services needed to serve the everyday needs of its residents. Such uses include a school, shops,
parks, and civic facilities. The highest density residential uses occur in and around the core in the
form of mixed-use housing and retail as well as high-density attached homes. Residential densities
decrease near the outer edges of each village to provide diversity in housing and serve a wide range
of lifestyles and economic levels within each village. Most village cores include a transit stop.
Higher residential densities at the core are intended to support commercial uses by activating the
village core during all hours of the day and promote more walkable communities by providing
facilities and services within a quarter mile of most homes. The village concept also promotes
more efficient public transit and increased ridership by providing strong activity centers in each
village and making transit close and convenient for most residents.
Village 3 complies with the “village” concept and design goals. It is composed of 493 acres and is
located at the southwestern portion of the Otay Valley Parcel of Otay Ranch, just north of the Otay
River Valley. The notable intersection of Village 3 is Main Street and Heritage Road. Village 3 is
located south of Village 2 and the Otay Landfill, west of existing light industrial uses in the City
of Chula Vista and north of the Otay River Valley. Existing development in the vicinity of Village
3 includes Otay Ranch Village 2 to the north. Future development includes Villages 4, 8 West and
8 East to the east.
Village 3 proposes a mixed-use community including diverse housing types, commercial, open
space, and educational uses. It is designed to be pedestrian oriented and multi-modal with
sidewalks, trails and public transit opportunities throughout. The community is designed to attract
village residents to the core for social, public service, neighborhood shopping and recreation and
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VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 4 February 2021
community activities. A variety of residential neighborhoods are planned south of the village core
connected by an internal circulation network that emphasizes pedestrian comfort and safety. This
further supports the Otay Ranch GDP “village” concept and pedestrian-centric objectives. These
objectives focus on reducing automobile dependence and promoting an active walkable and
bikeable community with convenient neighborhood services and recreation.
C. Planning Features
Village 3 land use and circulation pattern are designed to reflect traditional town planning
principles including the pedestrian and transit-oriented village concept described in the Otay
Ranch GDP. This village concept intensifies residential densities and commercial uses at the heart
of the community to enhance transit use, promote walkability, and create vibrant commercial and
public spaces that promote social interaction and a strong community identity. The mix of
proposed residential, educational, commercial, industrial and community uses are intended to
provide a mixed-use environment that serves the needs of residents and employees.
Public Spaces and Amenities
Village 3 has an 8.1-acre neighborhood park located in the village core and adjacent to the
elementary school and mixed-use area. The mixed use area also includes a site and facilities for a
Community Purpose Facility (CPF) qualified user. Additionally, the Village also has planning
areas designated CPF sites designed to provide active and passive recreation opportunities within
walking distance of residences. In total, Village 3 offers 5.3 acres of private usable open space.
Open Space and Trails Network
The Open Space Preserve (OSP) Zone is intended to protect natural areas that are part of the City
of Chula Vista’s Multiple Species Conservation Plan (MSCP) Subarea. In Village 3, these lands
consist of 192.3-acres around the southern and eastern portions of the Village. This Zone allows
for habitat preserves pursuant to the regulations of the MSCP Subarea Plan, the Otay Ranch
Resource Management Plan (RMP), and the Otay Valley Regional Park (OVRP) Concept Plan.
Additionally, there are trails that connect to local and regional trails systems, providing access
between the village core, neighborhood park, school, open space and residential areas. The Village
Pathway and Promenade Trails allow for bicycle and pedestrian use throughout the village and
connect to the regional trail network and adjacent communities. The Chula Vista Regional Trail is
located on Heritage Road and Main Street, connecting Village 3 to Village 2 to the north, and
Villages 4 and 8 to the east. In addition, portions of the Chula Vista Greenbelt Trail system within
the Otay River Valley are within the SPA Plan boundary
The vision for Village 3 is to develop a cohesive community with inter-connected uses and
densities. The village concept intensifies residential densities and commercial uses to enhance
transit use, reduce automotive dependency.
A variety of residential neighborhoods are planned south of the village core connected by an
internal circulation network that emphasizes pedestrian comfort and safety. The City of Chula
Vista Regional Trail continues south from Village 2 along Heritage Road through Village 3,
ultimately connecting to the Greenbelt Trail planned in the Otay River Valley. The Regional Trail
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along Main Street provides an east-west pedestrian connection between Village 3 and villages to
the east. The Village Pathway connects the village core to the Regional Trail.
Higher density residential uses are located within and adjacent to the Village 3 village core and
south of Main Street, creating opportunities for synergistic land use relationships and access to the
planned Rapid Bus service on Main Street and Local Bus service on Heritage Road. The potential
Rapid Bus service will enable access to the regional transportation network. A transit stop may be
provided within the Otay Ranch Business Park to serve both the business park and village
residents. Bicycle circulation is accommodated along Main Street and Heritage Road, as well as
on the internal street network.
Building and Design Features
Village 3 incorporates several features into the site design that promote alternative transportation
use, reduce traffic congestion, encourage energy efficiency, and reduce area source pollutants.
These measures include the following:
• Foster development patterns which promote orderly growth and prevent urban sprawl.
• Establish an urban pedestrian-oriented village with a village core designed to reduce
reliance on automobiles.
• Promote multi-modal transportation, including walking and the use of bicycles, buses, and
regional transit.
• Establish multi-use trail linkages to the Chula Vista Greenbelt and OVRP, consistent with
the Greenbelt Master Plan and OVRP Concept Plan.
• Promote synergistic uses to balance activities, services and facilities with employment,
housing, transit, and commercial opportunities.
The updated California Building Standards Code, Title 24, went into effect on January 1, 2020
(2019 Code). This includes Building, Residential, Electrical, Mechanical and Plumbing, as well as
Energy and Green Building (CalGreen) Codes. However, it is important to note that the majority
of the homes within Village 3 were constructed subject to the 2016 California Building Code.
Future construction within Village 3 will at a minimum comply with the 2019 Code or the building
code in place at the time of building permit issuance.
January 1, 2020 was the statewide effective date established by the California Building Standards
Commission (CBSC) for the 2019 California Building Standards Code. In accordance with
California Health and Safety Code, Section 18938.5, all applications for a building permit
submitted on or after January 1, 2020 are subject to compliance with the 2019 California Building
Standards Code.
The 2016 California Building Standards Code remains in effect and is applicable to all plans and
specifications for, and to construction performed where the application for a building permit is
received on or before December 31, 2019.
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The 2019 Code updates is another step towards GHG reduction and energy efficiency increases.
For example, regarding residential, the 2019 Code is 7% more efficient than 2016.
Non-residential Energy Codes are also proving to be more efficient with the 2019 update reflecting
a 30% efficiency increase from 2016, whereas the 2016 Code was only 5% more efficient than
2013.
Therefore, future construction within Village 3 will by design will continue to work towards
consistency with Chula Vista’s Energy and Water Conservation regulations (CVMC 20.04) and
Landscape Water Conservation (CVMC 20.12) and represents code compliance in terms of energy
efficiency and GHG emissions reductions.
D. Modeled Effectiveness of Community Design
The City of Chula Vista previously used the INDEX CO2 model requirements. This tool is no
longer used. Therefore, LEED-ND v4.0 is being utilized as an analytical tool for sustainable
design.
A LEED-ND Equivalency Analysis has been prepared to study various design features within
Village 3 for the Village 3 SPA Amendment. Please refer to Table 10.
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2. Introduction
A. Need for a Qualitative Air Quality Plan
Pursuant to Chula Vista’s Growth Management Ordinance (CVMC 19.09.050B), an Air Quality
Improvement Plan (AQIP) is required to be prepared in conjunction with the Otay Ranch Village
3 and a Portion of Village 4 Sectional Planning Area (SPA) Plan Amendment. The Growth
Management Ordinance requires that no application for a SPA Plan or Tentative Map shall be
deemed complete or accepted for review unless an AQIP is provided and approved as part of the
approval of the SPA Plan or Tentative Map by the City.
This AQIP will serve to implement several of the key aspects of the City’s CO 2 Reduction Plan
and Green Building and Energy Efficiency Ordinances for the continued development of Village
3.
B. Purpose and Goals
The purpose of the AQIP is to provide an analysis of air pollution impacts that would result from
development of Village 3 and to demonstrate how the village’s design reduces vehicle trips,
maintains or improves traffic flow, reduces vehicle miles traveled, reduces direct or indirect
Greenhouse Gas (GHG) emissions, and minimizes pollutant emissions during construction per
regulations. This AQIP also demonstrates how Village 3 has been designed consistent with the
City’s requirements.
As the result of rapid development not keeping pace with the demand for facilities and
improvements, the City Council adopted Growth Management policy measures that would prohibit
new development to occur unless adequate public facilities, improvements and environmental
quality of life standards were put in place. The City of Chula Vista’s Growth Management
ordinance (CVMC Chapter 19.09) purpose is to provide the following:
• Provide quality housing opportunities for all economic sections of the community;
• Provide a balanced community with adequate commercial, industrial, recreational and open
space areas to support the residential areas of the City;
• Provide that public facilities, services and improvements meeting City standards exist or
become available concurrent with the need created by new development;
• Balance the housing needs of the region against the public service needs of Chula Vista
residents and available fiscal and environmental resources;
• Provide that all development is consistent with the Chula Vista general plan;
• Prevent growth unless adequate public facilities and improvements are provided in a
phased and logical fashion as required by the general plan;
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• Control the timing and location of development by tying the pace of development to the
provision of public facilities and improvements to conform to the City’s threshold
standards and to meet the goals and objectives of the growth management program;
• Provide that the air quality of the City of Chula Vista improves from existing conditions;
• Provide that the City of Chula Vista conserves water so that an adequate supply be
maintained to serve the needs of current and future residents; and
• Conserve energy use consistent with the General Plan, the General Development Plan, and
other City regulations including the City of Chula Vista Climate Action Plan.
The AQIP has been prepared based on the best available design practices and also serves to
implement several of the key aspects of the City’s Climate Action Plan and Municipal Code.
C. Regulatory Framework Related to Air Quality
There are a number of actions that Federal, State and Local jurisdictions have taken to improve air
quality, increase energy efficiency, and reduce GHG emissions. This section summarizes those
actions.
Air quality is defined by ambient air concentrations of specific pollutants determined by the
Environmental Protection Agency (EPA) to be of concern with respect to the health and welfare
of the public. The subject pollutants monitored by the EPA include the following:
• Carbon Monoxide (CO),
• Sulfur Dioxide (SO2),
• Nitrogen Dioxide (NO2),
• Nitrogen Oxides (NOx)
• Ozone (O3),
• Respirable 10- and 2.5-micron particulate matter (PM10 and PM2.5),
• Volatile Organic Compounds (VOC),
• Reactive Organic Gasses (ROG),
• Hydrogen Sulfide (H2S),
• Sulfates,
• Lead (Pb),
• Vinyl Chloride, and
• Visibility reducing particles (VRP).
The EPA has established ambient air quality standards for these pollutants. These standards are
called the National Ambient Air Quality Standards (NAAQS). The California Air Resources Board
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(CARB) subsequently established the more stringent California Ambient Air Quality Standards
(CAAQS). Both sets of standards are shown in Table 3: Ambient Air Quality Standards Matrix.
Areas in California where ambient air concentrations of pollutants are higher than the state
standard are considered to be in “non-attainment” status for that pollutant.
Regulation of air emissions from non-mobile sources within San Diego County has been delegated
to the San Diego County Air Pollution Control District (APCD). As part of its air quality permitting
process, the APCD has established thresholds for the preparation of Air Quality Impact
Assessments (AQIAs) and/or Air Quality Conformity Assessments (AQCAs). APCD has also
established an “emissions budget” or Regional Air Quality Strategy (RAQS) for the San Diego Air
Basin. This budget considers existing conditions, planned growth based on General Plans for cities
within the region, and air quality control measures implemented by the APCD. The applicable
standards are shown in Table 1: Thresholds of Significance for Air Quality Impacts.
Table 1: Thresholds of Significance for Air Quality Impacts
1. Federal
Clean Air Act (CAA)
Air quality is defined by ambient air concentrations of specific pollutants identified by the EPA to
be of concern with respect to health and welfare of the general public. The EPA is responsible for
enforcing the Federal CAA of 1970 and its 1977 and 1990 Amendments. The CAA required the
EPA to establish National Ambient Air Quality Standards (NAAQS), which identify
concentrations of pollutants in the ambient air below which no adverse effects on the public health
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and welfare are anticipated. In response, the EPA established both primary and secondary
standards for several criteria pollutants, which are introduced above. Table 3: Ambient Air Quality
Standards shows the federal and state ambient air quality standards for these pollutants.
The CAA allows states to adopt ambient air quality standards and other regulations provided they
are at least as stringent as federal standards. California Air Resources Board (CARB) has
established the more stringent California Ambient Air Quality Standards (CAAQS) for the six
criteria pollutants through the California Clean Air Act of 1988 (CCAA), and also has established
CAAQS for additional pollutants, including sulfates, hydrogen sulfide (H2S), vinyl chloride, and
visibility-reducing particles. Areas that do not meet the NAAQS or the CAAQS for a particular
pollutant are considered to be “nonattainment areas” for that pollutant. On April 30, 2012, the San
Diego Air Basin (SDAB) was classified as a marginal nonattainment area for the 8-hour NAAQS
for ozone. The SDAB is an attainment area under the NAAQS for all other criteria pollutants. The
SDAB currently falls under a national “maintenance plan” for CO, following a 1998 re-designation
as a CO attainment area (SDAPCD 2010). The SDAB is currently classified as a nonattainment
area under the CAAQS for ozone (serious nonattainment), PM10, and PM2.5.
The U.S. Supreme Court ruled on April 2, 2007, in Massachusetts v. U.S. Environmental
Protection Agency that CO2 is an air pollutant, as defined under the CAA, and that the EPA has
the authority to regulate emissions of GHGs. The EPA announced that GHGs (including CO2,
CH4, N2O, HFC, PFC, and SF6) threaten the public health and welfare of the American people.
This action was a prerequisite to finalizing the EPA’s GHG emissions standards for light-duty
vehicles, which were jointly proposed by the EPA and the United States Department of
Transportation’s National Highway Traffic Safety Administration (NHTSA). The standards were
established on April 1, 2010, for 2012 through 2016 model year vehicles and on October 15, 2012,
for 2017 through 2025 model year vehicles (EPA 2011; EPA and NHTSA 2012).
Light-Duty Vehicle Greenhouse Gas Emissions Standards and Corporate Average Fuel
Economy Standards
The EPA and the NHTSA have been working together on developing a national program of
regulations to reduce GHG emissions and to improve fuel economy of light-duty vehicles. The
EPA is finalizing the first-ever national GHG emissions standards under the CAA, and the NHTSA
is finalizing Corporate Average Fuel Economy (CAFE) standards under the Energy Policy and
Conservation Act. On April 1, 2010, the EPA and NHTSA announced a joint Final Rulemaking
that established standards for 2012 through 2016 model year vehicles. This was followed up on
October 15, 2012, when the agencies issued a Final Rulemaking with standards for model years
2017 through 2025. The rules require these vehicles to meet an estimated combined average
emissions level of 250 grams per mile by 2016, decreasing to an average industry fleet-wide level
of 163 grams per mile in model year 2025. The 2016 standard is equivalent to 35.5 miles per gallon
(mpg), and the 2025 standard is equivalent to 54.5 mpg if the levels were achieved solely through
improvements in fuel efficiency. The agencies expect, however, that a portion of these
improvements will be made through improvements in air conditioning leakage and the use of
alternative refrigerants that would not contribute to fuel economy. These standards would cut GHG
emissions by an estimated 2 billion metric tons (MT) and 4 billion barrels of oil over the lifetime
of the vehicles sold under the program (model years 2017–2025). The combined EPA GHG
standards and NHTSA CAFE standards resolve previously conflicting requirements under both
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federal programs and the standards of the State of California and other states that have adopted the
California standards (EPA 2011; EPA and NHTSA 2012).
Table 2: Ambient Air Quality Standards Matrix
Source: California Air Resources Board.
San Diego Air Pollution Control District (SDAPCD) is the local agency responsible for the
administration and enforcement of air quality regulations for the County. The SDAPCD and San
Diego Association of Governments (SANDAG) are responsible for developing and implementing
the clean air plan for attainment and maintenance of the ambient air quality standards in the SDAB.
The County’s Regional Air Quality Strategies (RAQS) was initially adopted in 1991, and is
updated on a triennial basis. The most recent version of the RAQS was adopted by the SDAPCD
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in 2009. The local RAQS, in combination with those from all other California nonattainment areas
with serious (or worse) air quality problems, is submitted to CARB, which develops the California
State Implementation Plan (SIP). The SIP relies on the same information from SANDAG to
develop emission inventories and emission reduction strategies that are included in the attainment
demonstration for the air basin. The current federal and state attainment status for San Diego
County is presented in Table 3: San Diego County Attainment Status.
Table 3: San Diego County Attainment Status
Criteria Pollutant Federal Designation State Designation
Ozone (8-Hour) Nonattainment Nonattainment
Ozone (1-Hour) Attainment * Nonattainment
Carbon Monoxide Attainment Attainment
PM10 Unclassifiable ** Nonattainment
PM2.5 Attainment Nonattainment
Nitrogen Dioxide Attainment Attainment
Sulfur Dioxide Attainment Attainment
Lead Attainment Attainment
Sulfates No Federal Standard Attainment
Hydrogen Sulfide No Federal Standard Unclassified
Visibility No Federal Standard Unclassified
* The federal 1-hour standard of 12 pphm was in effect from 1979 through June 15, 2005. The revoked
standard is referenced here because it was employed for such a long period and because this benchmark is
addressed in State Implementation Plans.
** At the time of designation, if the available data does not support a designation of attainment or
nonattainment, the area is designated as unclassifiable.
Source: Air Pollution Control District (https://www.sdapcd.org), April 2015.
As stated above, the SDAPCD is responsible for planning, implementing, and enforcing federal
and state ambient standards. The following rules and regulations apply to all sources in the
jurisdiction of SDAPCD:
SDAPCD Regulation IV Prohibitions; Rule 51: Prohibits the discharge from any source such
quantities of air contaminants or other materials that cause or have a tendency to cause injury,
detriment, nuisance, annoyance to people and/or the public, or damage to any business or property.
SDAPCD Regulation IV: Prohibitions Rule 55: Fugitive Dust Regulates fugitive dust emissions
from any commercial construction or demolition activity capable of generating fugitive dust
emissions, including active operations, open storage piles, and inactive disturbed areas, as well as
track-out and carry-out onto paved roads beyond a project site.
SDAPCD Regulation IV Prohibitions; Rule 67.0: Architectural Coatings: Requires
manufacturers, distributors, and end users of architectural and industrial maintenance coatings to
reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC
content of various coating categories.
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2. State of California
Toxic Air Contaminants
Toxic Air Contaminants (TACs) are a category of air pollutants that have been shown to have an
impact on human health but are not classified as criteria pollutants. Examples include certain
aromatic and chlorinated hydrocarbons, certain metals, and asbestos. Air toxics are generated by
a number of sources, including stationary ones such as dry cleaners, gas stations, combustion
sources, and laboratories; mobile ones such as automobiles; and area sources such as farms,
landfills, construction sites, and residential areas. Adverse health effects of TACs can be
carcinogenic (cancer-causing), short-term (acute) noncarcinogenic, and long-term (chronic)
noncarcinogenic. Public exposure to TACs is a significant environmental health issue in
California.
California’s air toxics control program began in 1983 with the passage of the Toxic Air
Contaminant Identification and Control Act, better known as AB 1807 or the Tanner Bill. When a
compound becomes listed as a TAC under the Tanner process, the CARB normally establishes
minimum statewide emission control measures to be adopted by local air pollution control districts
(APCDs). Later legislative amendments (AB 2728) required the CARB to incorporate all 189
federal hazardous air pollutants (HAPs) into the state list of TACs.
Supplementing the Tanner process, AB 2588 the Air Toxics “Hot Spots” Information and
Assessment Act of 1987 currently regulates over 600 air compounds, including all of the Tanner-
designated TACs. Under AB 2588, specified facilities must quantify emissions of regulated air
toxics and report them to the local APCD. If the APCD determines that a potentially significant
public health risk is posed by a given facility, the facility is required to perform a health risk
assessment (HRA) and notify the public in the affected area if the calculated risks exceed specified
criteria.
On August 27, 1998, CARB formally identified PM emitted in both gaseous and particulate forms
by diesel-fueled engines as a TAC. The particles emitted by diesel engines are coated with
chemicals, many of which have been identified by the EPA as HAPs and by C ARB as TACs.
CARB’s Scientific Advisory Committee has recommended a unit risk factor (URF) of 300 in 1
million over a 70-year exposure period for diesel particulate. In September 2000, the CARB
approved the Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-Fueled
Engines and Vehicles (Diesel Risk Reduction Plan; CARB 2000). The Diesel Risk Reduction Plan
outlined a comprehensive and ambitious program that included the development of numerous new
control measures over the next several years aimed at substantially reducing emissions from new
and existing on-road vehicles (e.g., heavy-duty trucks and buses), off road equipment (e.g.,
graders, tractors, forklifts, sweepers, and boats), portable equipment (e.g., pumps), and stationary
engines (e.g., stand-by power generators). These requirements are now in force on a state-wide
basis.
California Greenhouse Gas Regulations
There are numerous State plans, policies, regulations, and laws related to GHGs and global climate
change. Following is a discussion of some of these plans, policies, and regulations that (1) establish
overall State policies and GHG reduction targets; (2) require State or local actions that result in
direct or indirect GHG emission reductions for the proposed Project; and (3) require CEQA
analysis of GHG emissions.
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California Code of Regulations, Title 24, Part 6
California Code of Regulations Title 24 Part 6: California’s Energy Efficiency Standards for
Residential and Nonresidential Buildings were first established in 1978 in response to a legislative
mandate to reduce California’s energy consumption. Energy-efficient buildings require less
electricity, natural gas, and other fuels. Electricity production from fossil fuels and on-site fuel
combustion (typically for water heating) results in GHG emissions.
The Title 24 standards are updated approximately every three years to allow consideration and
possible incorporation of new energy efficiency technologies and methods. The latest update to
the Title 24 standards occurred in 20 16 and went into effect in January 1, 2017. The newest code
update will go into effect on January 1, 2020 , with subsequent iterations expected in three-year
cycles that may be in -force at time of build-out. Each building that submits for permit will be
required to meet the prevailing code at the time of permit submission , at the sole discretion of
the authority having jurisdiction.
California Green Building Standards Code
The California Green Building Standards Code (24 California Code of Regulations [CCR], Part
11) is a code with mandatory requirements for new residential and nonresidential buildings
(including buildings for retail, office, public schools and hospitals) throughout California. The
current version of the code went into effect on January 1, 2020. The code is Part 11 of the California
Building Standards Code in Title 24 of the California Code of Regulations and is also known as
the CalGreen Building Standards Code (California Building Standards Code [CBSC] 2014a).
The development of the CalGreen Code is intended to (1) cause a reduction in GHG emissions
from buildings; (2) promote environmentally responsible, cost-effective, healthier places to live
and work; (3) reduce energy and water consumption; and (4) respond to the directives by the
Governor. In short, the code is established to reduce construction waste; make buildings more
efficient in the use of materials and energy; and reduce environmental impact during and after
construction.
The CalGreen Code contains requirements for storm water control during construction;
construction waste reduction; indoor water use reduction; material selection; natural resource
conservation; site irrigation conservation; and more. The code provides for design options allowing
the designer to determine how best to achieve compliance for a given site or building condition.
The code also requires building commissioning, which is a process for the verification that all
building systems, like heating and cooling equipment and lighting systems, are functioning at their
maximum efficiency.
The CalGreen Code also focuses on Electric Vehicle (EV) infrastructure. Depending on what type
of use, EV requirements ranges from EV-capable to fully installed EV charging stations. As it
pertains to townhomes and single-family homes with attached private garages, the 2019 CalGreen
Code requires the garages to be EV-capable with the installation of raceways to accommodate a
dedicated 208/240-volt branch circuit.
Executive Order S-3-05
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On June 1, 2005, Executive Order (EO) S-3-05 proclaimed that California is vulnerable to climate
change impacts. It declared that increased temperatures could reduce snowpack in the Sierra
Nevada, further exacerbate California’s air quality problems, and potentially cause a rise in sea
levels. In an effort to avoid or reduce climate change impacts, EO S-3-05 calls for a reduction in
GHG emissions to the year 2000 level by 2010, to year 1990 levels by 2020, and to 80 percent
below 1990 levels by 2050.
AB 32 – Global Warming Solution Act of 2006
The California Global Warming Solutions Act of 2006, widely known as AB 32, requires that the
CARB develop and enforce regulations for the reporting and verification of statewide GHG
emissions. CARB is directed to set a GHG emission limit, based on 1990 levels, to be achieved by
2020. The bill requires CARB to adopt rules and regulations in an open public process to achieve
the maximum technologically feasible and cost-effective GHG reductions.
Executive Order B-30-15
On April 29, 2015, EO B-30-15 established a California GHG reduction target of 40 percent below
1990 levels by 2030. The EO aligns California’s GHG reduction targets with those of leading
international governments, including the 28 nation European Union. California is on track to meet
or exceed the target of reducing greenhouse gas emissions to 1990 levels by 2020, as established
in AB 32. California’s new emission reduction target of 40 percent below 1990 levels by 2030 will
make it possible to reach the ultimate goal established by EO S-3-05 of reducing emissions 80
percent under 1990 levels by 2050.
AB 1493 – Vehicular Emissions of Greenhouse Gases
AB 1493 (Pavley) requires that CARB develop and adopt regulations that achieve “the maximum
feasible reduction of GHGs emitted by passenger vehicles and light-duty truck and other vehicles
determined by CARB to be vehicles whose primary use is noncommercial personal transportation
in the State.” On September 24, 2009, CARB adopted amendments to the Pavley regulations that
intend to reduce GHG emissions in new passenger vehicles from 2009 through 2016. The
amendments bind California’s enforcement of AB 1493 (starting in 2009), while providing vehicle
manufacturers with new compliance flexibility. The amendments also prepare California to merge
its rules with the federal CAFE rules for passenger vehicles (CARB 2013). In January 2012, CARB
approved a new emissions-control program for model years 2017 through 2025. The program
combines the control of smog, soot, and global warming gases and requirements for greater
numbers of zero-emission vehicles into a single packet of standards called Advanced Clean Cars
(CARB 2013).
AB 341
In 2011, the State legislature enacted AB 341 (California Public Resource Code § 42649.2),
increasing the diversion target to 75 percent statewide. AB 341 also requires the provision of
recycling service to commercial and residential facilities that generate four cubic yards or more of
solid waste per week.
Executive Order S-01-07
This EO, signed by Governor Schwarzenegger on January 18, 2007, directs that a statewide goal
be established to reduce the carbon intensity of California’s transportation fuels by at least 10
percent by the year 2020. It orders that a Low Carbon Fuel Standard (LCFS) for transportation
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fuels be established for California and directs the CARB to determine whether a LCFS can be
adopted as a discrete early action measure pursuant to AB 32. CARB approved the LCFS as a
discrete early action item with a regulation adopted and implemented in April 2010. Although
challenged in 2011, the Ninth Circuit reversed the District Court’s opinion and rejected arguments
that implementing LCFS violates the interstate commerce clause in September 2013. CARB is
therefore continuing to implement the LCFS statewide.
Senate Bill (SB)375
SB 375 aligns regional transportation planning efforts, regional GHG reduction targets, and
affordable housing allocations. Metropolitan Planning Organizations (MPOs) are required to adopt
a Sustainable Communities Strategy (SCS), which allocates land uses in the MPO’s Regional
Transportation Plan (RTP). Qualified projects consistent with an approved SCS or Alternative
Planning Strategy categorized as “transit priority projects” would receive incentives to streamline
CEQA processing.
CARB: Scoping Plan
On December 11, 2008, the CARB adopted the Scoping Plan (CARB 2008) as directed by AB 32.
The Scoping Plan proposes a set of actions designed to reduce overall GHG emissions in California
to the levels required by AB 32. Measures applicable to development projects include those related
to energy-efficiency building and appliance standards, the use of renewable sources for electricity
generation, regional transportation targets, and green building strategy. Relative to transportation,
the Scoping Plan includes nine measures or recommended actions related to reducing vehicle miles
traveled and vehicle GHGs through fuel and efficiency measures. These measures would be
implemented statewide rather than on a project by project basis.
The CARB released the First Update to the Climate Change Scoping Plan in May 2014, to provide
information on the development of measure-specific regulations and to adjust projections in
consideration of the economic recession (CARB 2014a). To determine the amount of GHG
emission reductions needed to achieve the goal of AB 32 (i.e., 1990 levels by 2020) CARB
developed a forecast of the AB 32 Baseline 2020 emissions, which is an estimate of the emissions
expected to occur in the year 2020 if none of the foreseeable measures included in the Scoping
Plan were implemented. CARB estimated the AB 32 Baseline 2020 to be 509 million metric tons
(MMT) of CO2e. The Scoping Plan’s current estimate of the necessary GHG emission reductions
is 78 MMT CO2e (CARB 2014b). This represents an approximately 15.32 percent reduction. The
CARB is forecasting that this would be achieved through the following reductions by sector: 25
MMT CO2e for energy, 23 MMT CO2e for transportation, 5 MMT CO2e for high-GWP GHGs,
and 2 MMT CO2e for waste. The remaining 23 MMT CO2e would be achieved through Cap-and-
Trade Program reductions. This reduction is flexible—if CARB receives new information and
changes the other sectors’ reductions to be less than expected, the agency can increase the Cap-
and-Trade reduction (and vice versa).
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3. Regional
SANDAG Regional Plan
The Regional Plan (RP) (SANDAG 2015) is the currently approved long-range planning document
developed to address the region’s housing, economic, transportation, environmental, and overall
quality-of-life needs. The RP establishes a planning framework and implementation actions that
increase the region’s sustainability and encourage “smart growth while preserving natural
resources and limiting urban sprawl.” The RP encourages the regions and the County to increase
residential and employment concentrations in areas with the best existing and future transit
connections, and to preserve important open spaces. The focus is on implementation of basic smart
growth principles designed to strengthen the integration of land use and transportation. General
urban form goals, policies, and objectives are summarized as follows:
• Mix compatible uses.
• Take advantage of compact building design.
• Create a range of housing opportunities and choices.
• Create walkable neighborhoods.
• Foster distinctive, attractive communities with a strong sense of place.
• Otay Ranch Preserve open space, natural beauty, and critical environmental areas.
• Strengthen and direct development towards existing communities.
• Provide a variety of transportation choices.
• Make development decisions predictable, fair, and cost-effective.
• Encourage community and stakeholder collaboration in development decisions.
As plans are ever-evolving, it is recognized that new plans may be approved in the future.
SANDAG lists 12 Near-Term Actions that are intended for implementation in the next Regional
Plan. Along with the strategies of the approved RP, these concepts are recognized as potential
features in development going forward. The 12 Near Term Actions are as follows:
1. The Regional Transportation Improvement Program (RTIP).
2. Develop a long-term specialized transportation strategy through 2050, as part of the next
biennial update of the SANDAG Coordinated Plan, to address the increasing specialized
service needs of seniors and people with disabilities.
3. Promote Vehicle Miles Traveled (VMT) reduction by applying the Regional Complete
Streets Policy to relevant SANDAG plans, programs, and projects.
4. Develop a Regional Mobility Hub Implementation Strategy.
5. Complete a follow-up study that details ways to reduce greenhouse gases by expanding the
use of alternative fuels regionwide.
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6. Incorporate regional transportation model enhancements to provide more robust data
regarding bike and pedestrian travel, carpools, vanpools, carshare, and public health.
7. Expand the Integrated Corridor Management Concept and design for up to three corridors.
8. Complete the comprehensive 10-year review of the TransNet Program in accordance with
the TransNet ordinance.
9. Develop innovative financing tools to self-finance near-term projects for the new border
crossing at Otay Mesa East.
10. Participate in the target-setting and monitoring processes for federal performance measures
and report on progress toward the achievement of these federal performance measure
targets in the new System Performance Report.
11. Develop an Intraregional Tribal Transportation Strategy with tribal nations in the region.
12. Explore the development of a Regional Military Base Multimodal Access Strategy.
4. City of Chula Vista
City of Chula Vista Climate Action Plan
Since 2000, Chula Vista has been implementing a Climate Action Plan (CAP) to address the threat
of climate change to the local community. The original Carbon Dioxide Reduction Plan was
revised to incorporate new climate mitigation and adaptation measures to strengthen the City’s
climate action efforts and to facilitate the numerous community co-benefits such as utility savings,
better air quality, reduced traffic congestion, local economic development, and improved quality
of life. To help guide implementation of the CAP, the City regularly conducts GHG emission
inventories. The City’s CAP was updated in 2008, 2010 and 2017.
Municipal Codes
The Chula Vista City Council adopted the California Energy Code 2016 effective January 1, 2017.
The 2016 Building Energy Efficiency Standards are more efficient than previous standards and the
2019 Standards exceed 2016 and subsequent code cycles are expected to move aggressively toward
zero-energy and zero-emission buildings. The 2019 Energy Code is the current code being applied.
Per CVMC § 15.24.045, each store in a store building, each flat in a flat building, and each building
used as a dwelling shall be so wired that each store, apartment, flat or dwelling shall have separate
lighting and/or power distribution panels. Such panels shall not serve other portions of the
building. Hotels, motels, hotel apartments and similar types of buildings may be wired from one
or more distribution panels. It is expected that this ordinance may be superseded by Title 24
updates though the build-out of the SPA Plan—future buildings will comply with the more
stringent of the requirements.
Per CVMC § 20.04.040, all new residential units shall include electrical conduit specifically
designed to allow the later installation of a photovoltaic (PV) system which utilizes solar energy
as a means to provide electricity. No building permit shall be issued unless the requirements of
this section and the Chula Vista Photovoltaic Pre-Wiring Installation Requirements are
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incorporated into the approved building plans. It is expected that this ordinance may be superseded
by Title 24 updates though the build-out of the SPA Plan—future buildings will comply with the
more stringent of the requirements.
Additionally, per CVMC § 20.04.030, all new residential units shall include plumbing specifically
designed to allow the later installation of a system which utilizes solar energy as the primary means
of heating domestic potable water. It is expected that this ordinance may be superseded by Title
24 updates though the build-out of the SPA Plan—future buildings will comply with the more
stringent of the requirements following the prevailing approach to water heating.
Finally, per CVMC § 20.04.050, commercial businesses are required to participate in a free
resource and energy evaluation of their facilities when they obtain a new business license and
every five years thereafter.
The City of Chula Vista has developed a number of strategies and pla ns aimed at improving air
quality. The City is a part of the Cities for Climate Protection Program, which is headed by the
International Council of Local Environmental Initiatives (ICLEI). The original plan followed by
the city to reduce fossil fuel consum ption was the CO2 Reduction Plan, adopted in 2002.
Currently, the City uses the Climate Action Plan (CAP) which was adopted in 2017. The Climate
Action Plan references the 2002 CO2 Reduction Plan, however, the initiatives set forth in the
CAP are more rele vant to today’s conditions .
They are as follows:
• Water Conservation and Reuse
• Waste Reduction
• Renewable and Efficient Energy
• Smart Growth and Transportation
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3. Village 3 SPA Amendment Project Description
Otay Ranch is a 23,000-acre master-planned community and includes a mix of land uses within 20
villages and/or planning areas. Village 3 and a Portion of Village 4 encompasses 493.5 gross acres
and a variety of allowable uses. Village 3 proposes a range of residential units and densities, a mix
of uses that blends commercial and residential together, parks and open space, and community
facilities including one school site.
The Otay Ranch Village 3 and a Portion of Village 4 Sectional Planning Area Plan and Tentative
Map was originally approved in December 2014. (University Villages Project Comprehensive
SPA Plan Amendment Final Environmental Impact Report (2014 FEIR). The Village 3 project
was subsequently amended by the City of Chula Vista City Council in December 2016. The 2016
Village 3 (approved project) land uses consist of:
• Up to 1,597 residential units in Village 3;
o 813 single family dwelling units
o 179 multi family dwelling units
o 278 dwelling units (under mixed use land use)
o 327 unallocated dwelling units (permitted in parcels within Village 3)
• 8.3 acres of office
• 29.3 acres of industrial
• 8.3 acres of school
• 5.3 acres of Private Open Space
• 2.7 acres of Community Purpose Facility
• 25.9 acres of public parks
• 34.8 acres of open space
• 157.2 acres of MSCP preserve
HomeFed Village III Master, LLC/FlatRock Land Company, LLC (Project Applicant) is proposing
land use changes to the approved project resulting in:
• 769 single-family units
• 1,088 multi-family units
• 20,000 SF of commercial/retail uses in a mixed use setting
• 2.7 acres of Community Purpose facilities
• 5.3 acres of Private Open Space
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• 25.9 acres of Public Parks (8.1-acre Neighborhood Park in Village 3) and 17.8-acre
Community Park in Village 4)
• 8.3-acre elementary school site
• 29.3 acres of Light Industrial
• 27.5 acres of Open Space
• 192.3 acres of MSCP Open Space
Proposed revisions consist of parcels re-designation from “Office” to “High Residential” within
the Village 3 village core; converting R-6 from “Single Family” to “Medium High Residential;”
expanding the boundary of the Village North SPA Plan to include the approximately 54-acre
property owned by FlatRock, LLC; and changing the land use from “Industrial” to “Medium-High
Residential.” The Proposed Project also includes the transfer of 41 units from Village 9 to Village
3 which would increase the authorized units in Village 3 from 1,597 to 1,638 units and
correspondingly reduce the authorized units in Village 9 from 4,000 to 3,959 units. Both the
Village 9 SPA Plan and Tentative Map land use tables would be revised to reflect this unit
reduction. The existing Village 3 units (377 DUs) and the units proposed to be transferred from
Village 9 (41 DUs). These proposed changes to the land use plan of Village 3 are collectively
referred to as the “proposed project”.
The Village 3 proposed revisions would require amendments to the Chula Vista General Plan,
Otay Ranch General Development Plan (GDP) and Village 3 and a Portion of Village 4 Sectional
Planning Area (SPA). The Proposed Project also includes a rezone and a tentative map for Parcels
O-1 and O-2 (R-19) and a tentative map for R-6 and R-20 (Flat Rock, LLC property) to implement
the proposed land use changes. The Village 9 SPA and Tentative Map would also be amended to
reduce authorized units from 4,000 to 3,959. The Proposed Project also includes a Development
Agreement amendment.
Village 3 land use and circulation pattern are designed to reflect traditional town planning
principles including the pedestrian and transit-oriented village concept described in the Otay
Ranch GDP. This village concept intensifies residential densities and commercial uses at the heart
of the community to enhance transit use, promote walkability, and create vibrant commercial and
public spaces that promote social interaction and a strong community identity. The mix of
proposed residential, educational, commercial, industrial and community uses are intended to
provide a mixed-use environment that serves the needs of residents and employees.
Figure 1: Site Utilization Plan and Table 4: Land Use Summary implement the land uses
contemplated by the Otay Ranch. The site utilization plan and site utilization summary work
together and assign a general utilization to each neighborhood within the SPA.
Village 3 concentrates much of its higher density housing near the village core and transit
opportunities. A school, park, mixed use commercial and industrial land uses are also located
within close proximity to residential to encourage pedestrian and bicycle travel.
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Figure 1: Amended Site Utilization Plan
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Table 4: Village 3 and a Portion of Village 4 Land Use Summary
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Notes:
(1) A minimum of 2,000 SF of commercial/retail uses are required in the MU -1/MU-2 parcels.
(2) MU-2 a-c acreage does not include the 0.9 acre CPF-1 site.
(3) The CPF-1 site is shown above as 0.9 acre site; however, the 2.6 acre obligation is met through a combination
of land, site improvements and building construction, per the approved Alternative Compliance Agreement.
(4) The Project includes over 4.0 acres of CPF credit, 0.3 acres more than the CPF requirement per the Land
Offer Agreement; therefore; up to 0.3 acres of the CPF-2 and/or CPF-3 sites may be used to satisfy a portion
of the Common Useable Open Space requirement for Village 3 neighborhoods.
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4. Effect of Project on Local/Regional Air Quality
Construction Emissions
Construction of the proposed project would result in a temporary addition of pollutants to the local
airshed caused by soil disturbance, fugitive dust emissions, and combustion pollutants from on-
site construction equipment, as well as from off-site trucks hauling construction materials.
Construction emissions can vary substantially from day to day, depending on the level of activity,
the specific type of operation and, for dust, the prevailing weather conditions. Therefore, such
emission levels can only be approximately estimated with a corresponding uncertainty in precise
ambient air quality impacts. Fugitive dust (PM10 and PM2.5) emissions would primarily result
from grading and site preparation activities. NOx and CO emissions would primarily result from
the use of construction equipment and motor vehicles.
As stated in the Otay Ranch Village Three Project – Air Quality and Greenhouse Gas Update
Memo (Dudek, 2020), “construction emissions would remain unchanged, as no change in the
construction schedule or required construction equipment is anticipated. In addition, based on our
review of the proposed changes, the identified impacts and associated mitigation measures in the
previous EIRs (City of Chula Vista 2006 and 2014) remain applicable to this project, and no
additional mitigation measures would be required.”
Operational Emissions
Following the completion of construction activities, the proposed project would generate VOC,
NOx, CO, SOx, PM10, and PM2.5 emissions from project land uses, as well as mobile and
stationary sources including vehicular traffic from residents, space heating and cooling, water
heating, and fireplace (hearth) use.
As indicated in the Otay Ranch Village 3 North and a Portion of Village 4 Trip Generation Review
(Chen Ryan 2020), the proposed land uses would generate approximately 20,357 daily trips, while the
approved land uses would generate approximately 26,997 daily trips. The proposed land uses would
therefore generate approximately 6,640 fewer trips (24.6% daily) when compared to the approved land
uses. The proposed Village 3 land uses would generate fewer trips (both daily and during the peak
hours) than the approved land uses, and thus adding fewer trips to the surrounding roadway network.
It can be concluded that no additional traffic analysis would be required since no new or more
substantially significant traffic impacts would occur beyond those analyzed in the two previous EIRs
(the Otay Ranch Village Two, Three, and a portion of Village Four SPA Plan Final Second Tier
Environmental Impact Report 2006 and the University Villages Project Comprehensive SPA Plan
Amendment Final Environmental Impact Report 2016).
Vehicular Traffic
Annual CO2 emissions from motor vehicle trips for full project buildout were quantified using the
URBEMIS 2007 model (refer to Appendix A for additional details and model assumptions). As
described earlier, CH4 and N2O emissions were accounted for by multiplying the URBEMIS 2007
CO2 emissions by a factor based on the assumption that CO2 represents 95% of the CO2E emissions
associated with passenger vehicles (EPA 2005).
Several regulatory initiatives have been passed to reduce on-road vehicle emissions. These
initiatives (Pavley and EPA/NHTSA standards for light-duty vehicles and the LCFS) have been
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estimated to reduce emissions from motor vehicles by approximately 32% by the year 2020,
according to the SDCGHGI (University of San Diego 2008).
Area Sources
Annual CO2 emissions from natural gas combustion for space and water heating, hearth
combustion, and gas-powered landscape maintenance equipment were estimated using URBEMIS
2007. The CO2 emissions from natural gas combustion were adjusted by a factor derived from the
relative CO2, CH4, and N2O for natural gas as reported in the CCAR’s General Reporting Protocol
(CCAR 2009) for stationary combustion fuels and their GWPs.
The proposed project would be required to comply with Section 15.26.030 of the City’s Municipal
Code, which requires that new residential projects that fall within climate zone 7 be at least 15%
more energy efficient than the 2008 Energy Code. As such, building design would employ energy
efficient measures beyond that required by the Energy Code, resulting in a 15% reduction in
emissions generated by natural gas use.
Electrical Generation
Annual electricity use for the proposed project was based upon estimated generation rates for land
uses in the San Diego Gas & Electric service area. The proposed project would consume
approximately 65,521,407 kilowatt-hours per year (see Appendix B for calculations). The
generation of electricity through combustion of fossil fuels typically results in emissions of CO2
and to a smaller extent CH4 and N2O. The proposed project will comply with the 2019 California
Energy Code at minimum.
Again, the proposed project would be required to comply with Section 15.26.030 of the City’s
Municipal Code, which would result in a 15% reduction in emissions generated by electricity use.
Water Supply
Water supplied to the proposed project requires the use of electricity. Accordingly, the supply,
conveyance, treatment, and distribution of water would indirectly result in GHG emissions through
use of electricity. Water usage rates were obtained from the Overview of Water Service completed
for the proposed project (Dexter Wilson Engineering 2014). The estimated electrical usage
associated with supply, conveyance, treatment, and distribution of water was obtained from a
California Energy Commission report on electricity associated with water supply in California
(CEC 2006).
The City’s Municipal Code defers to Title 24. At minimum, the proposed project will comply with
the 2019 Title 24 Code Cycle which is more stringent than the Code Cycle that was in effect at the
time of the original Village 3 project approval. At that time, it was required, all new residential
construction, remodels, additions, and alterations must provide a schedule of plumbing fixture
fittings that will reduce the overall use of potable water by 20%, which would result in a 20%
reduction in the GHG emissions from electricity generated for supply, conveyance, treatment, and
distribution of water. The 20% reduction in the overall use of potable water was substantiated in
the project’s Water Conservation Plan; in fact, the Water Conservation Plans for Villages Three
and Portion of Village Four, Village Eight East and Village Ten identify a 29.2% reduction in the
overall use of potable water. A new analysis is not being conducted for the proposed amendment
project. However, due to the increased stringency of the 2019 Title 24 Codes, it is believed that
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energy conservation is still being enforced by implementation of the State’s water and energy
conservation requirements.
Summary of Operational Emissions
The estimated GHG emissions associated with vehicular traffic, area sources, electrical generation,
and water supply are shown below in Table 9. Because the project phasing overlaps with other
villages, Table 9 includes emissions for Village Three and portion of Village Four, Village Eight
East and Village Ten. Additional detail regarding these calculations can be found in Appendix B
of the Air Quality and Global Climate Change Technical Report for the Otay Ranch University
Villages Project. The estimated emissions of CO2E would be 203,688 metric tons per year without
the GHG reduction measures (“business as usual”), and 144,520 metric tons per year with the
GHG reduction measures. As indicated in Table 8, the GHG reduction measures would reduce
GHG emissions by approximately 29%.
Table 5: Estimated Operational GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten
Source CO2E Emissions CO2E Emissions w/ GHG
Reduction Measures
Percent
Reduction
Motor Vehicles 138,188 93,968 32%
Area Sources
Natural Gas
Combustion
18,213 12,749 30%
Hearth Combustion 26 26 0%
Landscaping 39 39 0%
Electrical Generation 22,031 15,422 30%
Water Supply 9,844 6,970 29%
Solid Waste 14,043 14,043 0%
Amortized Annual
Construction Emissions
1,304 1,304 0%
Total 203,688 144,520 29.0%
Source: See Appendix B of the Air Quality and Global Climate Change Technical Report for the Otay Ranch University Villages Project for complete
results.
Note: Construction emissions shown include emissions from construction of all Villages analyzed under the proposed project, i ncluding Village
Three and a Portion of Village Four, Village Eight East, and Village Ten.
Assessment of GHG Impacts
The City of Chula Vista has developed a number of strategies and plans aimed at improving air
quality while also addressing global climate change. In November 2002, Chula Vista adopted the
Carbon Dioxide Reduction Plan in order to lower the community’s major greenhouse gas
emissions, strengthen the local economy, and improve the global environment. In addition, as a
part of its Growth Management Ordinance and Growth Management Program, the City of Chula
Vista requires that an Air Quality Improvement Plan (AQIP) be prepared for all major
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development projects with air quality impacts equivalent to that of a residential project of 50 or
more dwelling units.
As shown in Table 9, with implementation of GHG reduction measures the proposed project would
reduce GHG emissions by 29%. The proposed project would therefore exceed the target of 20%
below business as usual that has been established for the purposes of assessing operational GHG
emissions of projects in the City of Chula Vista, and this reduction would be consistent with the
goals of AB 32. Furthermore, the proposed project would be consistent with Section 15.26.030 of
the City’s Municipal Code by employing energy efficient measures beyond that required by the
Energy Code, resulting in a 15% reduction in emissions generated by energy use. Additionally,
the proposed project would reduce the overall use of potable water by 29%, consistent with the
City’s Municipal Code. Lastly, the project design features would help to further reduce GHG
emissions. The project would therefore have a less than significant impact on global climate
change.
5. Quantitative Project Evaluation
A quantitative analysis has been performed for Village 3 using Option Two: Alternative Modeling
Programs, specifically a LEED-ND equivalency analysis was conducted. LEED-ND criteria are
more appropriate than INDEX indicators for the Village 3 SPA Plan for the following reasons:
• INDEX indicators do not take habitat preservation and conservation efforts into account, of
which the Project is providing a significant amount.
• LEED-ND criteria measure these benefits to a greater and more accurate extent.
• The INDEX approach uses only 16 indicators, whereas LEED-ND has 56 indicators that are
able to characterize a project much more comprehensively and thoroughly, and ultimately
capture more contributors to GHG emission reductions.
• The underlying basics of the INDEX approach are nearly 15 years old in contrast to LEED-
ND’s latest update in July of 2018. Consequently, current best practices in urban design, green
infrastructure and resilient neighborhoods are not addressed by INDEX indicators, but are
covered by LEED-ND criteria.
• The California Energy Code and Green Building Standards have been updated since the
INDEX approach was established.
• The INDEX model is no longer being used.
The Village 3 SPA Plan scores the equivalent of 41 points under the LEED-ND rating system.
Table 9: LEED Equivalency Scorecard provides a description of the project attributes that were
considered from the LEED-ND rating system. The base ND certification of 40 points is the
functional equivalent of INDEX indicator thresholds. Therefore, the Project has demonstrated
AQIP compliance.
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Table 6: LEED Neighborhood Development Plan Village 3 Equivalency Analysis
LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
Smart Location & Linkage
SLLp1 Smart Location Transit Served Y/N Yes 1. New infrastructure will be
installed for Village 3, but will
connect into existing waste and
wastewater infrastructure. Village 3
also has a Subarea Master Plan
approved by Otay Ranch Water
District. The intent of this
prerequisite is being met as Village
3 will be an extension of existing
infrastructure.
2. 50% of dwellings and businesses
within 1/2 mile walk of local bus or
proposed BRT stop which is
believed to comply with the
minimum weekday trips (60) and
weekend trips (40). Bus stops are
located at Heritage Road at the
Village Core and at the intersection
of Main Street and Heritage Road.
3.The BRT stop in Village 3 is
under the jurisdiction of MTS
which also manages funding.
Funding comes from various
federal, state, and local sources.
SLLp2 Imperiled
Species and
Ecological
Communities
None Y/N Yes 192.3 acres of MSCP designated
area are within the SPA boundary.
SLLp3 Wetland and
Water Body
Conservation
None Y/N Yes Village 3 is implementing the
MSCP Chula Vista Subarea Plan.
Thus, Village 3 meets the intent of
this prerequisite due to the fact that
a large designation of land will be
conveyed to public ownership for
permanent preservation and
management.
SLLp4 Agricultural
Land
Conservation
None Y/N Yes Village 3 is implementing the
MSCP Chula Vista Subarea Plan.
Thus, it meets the intent of this
prerequisite due to the fact that a
large designation of land will be
conveyed to public ownership for
permanent preservation and
management.
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
SLLp5 Floodplain
Avoidance
None Y/N Yes Village 3 is not located within a
floodplain.
SLLc1 Preferred
Locations
1. Location Type 10
2. Connectivity
3. High Priority
Locations
SLLc2 Brownfield
Remediation
Brownfield Site 1
High Priority
Redevelopment
Area
2
SLLc3 Access to
Quality Transit
Existing/Planned
Transit
1-7 3 Weighted allocation of points based
on 100 weekday trips and 65
weekend trips (inclusive of BRT).
SLLc4 Bicycle Facilities Bicycle Storage 1 1
Bicycle Location
Bicycle Network 1 1 Connects to an existing bicycle
network with at least 3 continuous
miles (refer to Fig. 2)
SLLc5 Housing and
Jobs Proximity
Affordable
housing
3
30% of total SF
residential OR #
of jobs within 1/2
mile = # of
housing
2
Infill project with
nonresidential
component
1
SLLc6 Steep Slope
Protection
1 1 Per the Otay Ranch GDP §10.C.3
Steep Slope Policy, there is a
ranch-wide requirement to preserve
83% of steeps slopes and as stated
in the Village 3 SPA §6.2.1(2) –
Village 3 is consistent with the
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
Otay Ranch GDP steep slope
preservation requirement.
SLLc7 Site Design for
Habitat or
Wetland and
Water Body
Conservation
Sites w/o
Significant habitat
or wetlands
1
Sites with habitat
or wetlands
1
SLLc8 Restoration of
Habitat or
Wetlands and
Water Bodies
1 1 Village 3 includes 192.3 acres of
Preserve (MSCP) but also connects
to the greater MSCP area. The
steepest slopes are preserved within
the RMP/MSCP Preserve areas.
(Refer to Fig. 5)
SLLc9 Long-Term
Conservation
Management of
Habitat or
Wetlands and
Water Bodies
1 1 The Preserve Owner/Manager is
responsible for overseeing the day-
to-day and long range
preserve management activities
within the MSCP Preserve in
accordance with the Otay Ranch
Resource Management Plan
(RMP).
Neighborhood Pattern & Design
NPDp1 Walkable Streets Y/N Yes All streets have sidewalks and the
mixed-use retail area fronts the
main circulation network. (Refer to
Fig. 7)
NPDp2 Compact
Development
Y/N Yes Village 3 has densities from 5-27
du/ac. (Refer to Table 5)
NPDp3 Connected and
Open
Community
Y/N Yes 233 intersections/square mile.
(Refer to Chula Vista CO2 Index
Model Results (approved 2016):
Intersection Density. This exceeds
the pre-requisite of 140.
NPDc1 Walkable Streets 25' setback (80%) 1 1 Per the PC District Regulations, no
suggested front setbacks equal or
are greater than 25’ from the right-
of-way.
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
18' setback (50%) 1 1 As constructed, the mixed-use
retail is design is pedestrian
oriented and encourages walking.
All storefronts are accessed from
sidewalks. Parking is located on
street or in the rear/side of planning
areas. The Village 3 Design Plan
also states, “Design emphasis on
the entries improves the street
scene and helps distinguish
individual shops in multi-tenant
buildings.” Furthermore, homes are
being built at minimum setbacks to
maximize square footage. Garage
driveways require 17’ setbacks
which are still less than the
required 18’. It is believed that the
intent of this credit is has been
achieved.
1' setback for
nonresidential
(50%)
1
Functional entries
every 75 feet
1 1 As constructed, the mixed-use
retail design is pedestrian oriented
and encourages walking. All
storefronts are accessed from
sidewalks. Parking is located on
street or in the rear/side of planning
areas. The Village 3 Design Plan
also states, “Design emphasis on
the entries improves the street
scene and helps distinguish
individual shops in multi-tenant
buildings.” It is believed that the
intent of this credit is has been
achieved.
Function entries
every 30 feet
1
Glass on 60% of
facades
1 1 Per the Village 3 Design Plan:
Design emphasis on the entries
improves the street scene and helps
distinguish individual shops in
multi-tenant buildings. Storefronts
should incorporate display
windows to create interest and
encourage window shopping along
the pedestrian walk.
No blank walls
40% of sidewalk
1 1 Mixed-use retail is constructed.
Blank walls do not exceed 40% of
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
the sidewalk. The village area is
designed to be pedestrian oriented.
Ground-level
retail, services
must be
unshuttered at
night
1
On-street parking
provided both
sides on 70% of
streets
1 1 On-street parking is provided
throughout the Village.
Continuous
sidewalks (10'
wide on mixed-use
blocks)
1
Ground-floor
residential units at
least 24" above
grade
1
Ground floor retail
in multi-stores
1 1 100% retail in the mixed-use
planning area is accessed from the
ground floor. Furthermore, all is
accessed from the sidewalk,
creating preferable street frontage.
Building height-
street width
1
20 mph residential
streets
1
25 mph mixed use
street
1
Driveways limited 1 1 Refer to Figure 7 which shows on-
street parking and limited
driveways.
NPDc2 Compact
Development
Density/acre 1-6 3 The SPA Amendment areas have
densities of the following:
R-19:27.0 du/ac
R-20:10.6.0 du/ac
R-6: 13.9 du/ac
(Refer to Table 4)
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
NPDc3 Mixed-Use
Neighborhoods
Uses with 1/4 mile
walking distances
1-4 1 Community-serving retail,
industrial, recreation center, public
park, School, Diverse housing
types, preserved open space, transit
stop.
NPDc4 Housing Types
and Affordability
Diverse housing
types
1-7
Affordable
housing
1-3
Additional diverse
housing types
NPDc5 Reduced Parking
Footprint
All off-street
parking at side or
rear
1 1 Please refer to Fig. 7.
NPDc6 Connected and
Open
Community
Intersections/mile
300-400+
1-3
NPDc7 Transit Facilities 1 1 Local bus facilities will be
provided. BRT station is also
potential at intersection of Heritage
and Main (Refer to Fig. 3).
NPDc8 Transportation
Demand
Management
Transit Passes 1-21
points for
every 2
options
Developer-
sponsored transit
Vehicle sharing
Unbundling of
parking/fees
Guaranteed ride
home
Flexible work
arrangements
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
NPDc9 Access to Civic
& Public Space
90% of units and
non-residential use
entrances within
1/4 mile of 1 civic
and passive use
space
1 1 90% of dwelling units within 1/4
mile walk distance to civic and
public space. There are green
spaces, parks and paseos
throughout Village 3 including
fields at the school and park at the
village core (Refer to Fig. 1).
NPDc10 Access to
Recreation
Facilities
1 Rec facility of 1
acre within 1/2
1 1 90% of dwelling units are within
1/2 mile walk distance to rec
facilities. Individual planning areas
may also include rec amenities
(Refer to Fig. 1).
NPDc11 Visitability and
Universal Design
20% of dwellings
are a visitable unit
1
At least 5
Universal Design
Features
1
Kitchen features 1
Bedroom/Bathroo
m features
1
NPDc12 Community
Outreach and
Involvement
Community
outreach
1
A community meeting will be held
prior to project approval.
Charrette 2
Endorsement
Program
2
NPDc13 Local Food
Production
Neighborhood
gardens
1
Community
supported
agriculture
1
Farmers Market
within 1/2 mile
walking distance
1
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
NPDc14 Tree-Lined and
Shaded
Streetscapes
Trees planted 50
oc on at least 60%
of streets
1 1 For the current amendment
planning areas, per the landscape
architect, street trees will be
planted 30-40’ oc.
Shaded sidewalks
on 40% of
sidewalks within
10 years
1 1 For the current amendment
planning areas, the landscape
architect believes this requirement
could be met.
Certification from
landscape
architect that trees
are planted
properly and not
invasive
1 1
NPDc15 Neighborhood
Schools
Neighborhood
school within 1/2
mile
1 1 An elementary school is located in
the village core. (Refer to Fig. 1).
Green Infrastructure & Buildings
GIBp1 Certified Green
Buildings
Y/N No
GIBp2 Minimum
Building Energy
Efficiency
Y/N Yes
GIBp3 Minimum
Building Water
Efficiency
Y/N Yes
GIBp4 Construction
Activity
Pollution
Prevention
Y/N Yes
GIBc1 Certified Green
Buildings
Number of
buildings certified
under LEED OR
other green
building rating
system 10-20% 1
point;
20-30% 2 points;
30-40% 3 points,
40-50% 4 points;
+50% 5 points
1-5
GIBc2 Optimize
Building Energy
Performance
12% above
ASHRAE; OR
20% ASHRAE
1-2
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
ASHRAE 50%
Advanced Energy
Design
2
GIBc3 Indoor Water
Use Reduction
Reduce water use
40% non-
residential
1 1 CalGreen exceeded requirement at
the time the original 2016 project
was approved. Except for toilets,
the 2019 CalGreen code is
consistent with this credit
requirement.
90% of residential
buildings would
earn 4 points
under LEED v4
1 1 CalGreen exceeded the requirement
at the time original 2016 project
was approved. Except for toilets,
the 2019 CalGreen code is
consistent with this credit
requirement.
GIBc4 Outdoor Water
Use Reduction
No irrigation 2
Reduced irrigation
30% 1 point; 50%
2 points
1-2 2 California Code exceeds
requirements. Approved landscape
plans meet California MWELO.
GIBc5 Building Reuse N/A 1
GIBc6 Historic
Resource
Preservation and
Adaptive Reuse
N/A
GIBc7 Minimized Site
Disturbance
1
GIBc8 Rainwater
Management
Manage runoff on
site 80th percentile
1 point; 85th 2
points; 90th 3
points; 95th 4
points
1-4 2 Stormwater management
requirements in the San Diego
Region require capture of the 85th
percentile
GIBc9 Heat Island
Reduction
Non-roof
measures
1
High-reflectance
and vegetated
roofs
1
Mixed non-roof &
roof measures
1
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
GIBc10
Solar Orientation
Block orientation 1 1 Homes approved under the 2016
SPA and TM built to 2016
standards, homes that have yet to
obtain approvals will be built at a
2019 minimum standard.
Building
orientation
1 1 Homes approved under the 2016
SPA and TM built to 2016
standards, homes that have yet to
obtain approvals will be built at a
2019 minimum standard.
GIBc11 Renewable
Energy
Production
Renewable energy
production
5% - 1 point,
12.5% -2 points;
20% -3 points
1-3 1 2019 California Energy Code
requires solar installation unless
alternative method that is equally
efficient as solar is used.
GIBc12 District Heating
and Cooling
Needs to be 80%
of projects annual
heating
and/cooling
2
GIBc13 Infrastructure
Energy
Efficiency
Infrastructure to
be 15% annual
energy reduction
1
GIBc14 Wastewater
Management
25% of
wastewater is
reused on-site
1 point; 50% 2
points
1-2
GIBc15 Recycled and
Reused
Infrastructure
1
GIBc16 Solid Waste
Management
1 1 CalGreen requires that a minimum
of 65% of nonhazardous
construction and demolition waste
be either recycled or salvaged for
reuse.
GIBc17 Light Pollution
Reduction
1 1 Per CalGreen requirements.
Innovation & Design Process
IDCPc1 Innovation
IDCPc2 LEED®
Accredited
Professional
1 1
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LEED-NDv4 Credit Options Possible
Points
Village 3
Equivalency
Points
Notes
Regional Priority Credits
Regional Priority
Credit: Region
Defined
Rainwater
Management
Regional Priority
Credit: Region
Defined
Mixed-Use
Neighborhoods
Regional Priority
Credit: Region
Defined
Housing Types
and Affordability
Regional Priority
Credit: Region
Defined
Total points
40
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Figure 2: Bicycle Circulation Plan
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Figure 3: Transit Plan
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Figure 4: Pedestrian Circulation Plan
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Figure 5: Steep Slopes
Note: The Project is required to convey 1.188 acres of land to the preserve for every acre of development . The steep
slope preservation requirement is satisfied Otay Ranch-wide, consistent with the Otay Ranch Resource Management
Plan requirements. This exhibit shows project steep-slope impacts only.
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Figure 6: Development Standards (Reference for Front Setbacks)
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Figure 7: Illustrative Site Plan
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6. Community Design and Site Planning Features
Table 10: Community Design and Site Planning Features below provides an overview of the
Community Design and Site Planning Features, as well as building and landscape features, which
have been integrated into the Village 3 SPA Plan to create a sustainable community. These
measures are based on California Air Pollution Control Officers Association (CAPCOA)
Greenhouse Gas Mitigation Measures.
Table 7: Community Design and Site Planning Features
Transportation Related Measures
The Village 3 SPA land use plan locates a school, parks, and commercial land uses in proximity to
residential areas to encourage pedestrian and bicycle travel as an alternative to the automobile. In
addition, the Village 3 Trail and Pathway system provides alternate routes to these destinations.
Village 3 is part of the overall Otay Ranch GDP which created concentrated activity centers surrounded
by supporting land uses. Village 3 includes high density multi-family in proximity to the village core
and future transit stop.
The Village 3 land use plan includes narrow streets and reduced paving, which reduces heat buildup
and the demand for air conditioning. Street trees are also included to provide shade and further reduce
ambient air temperatures.
The Village 3 provides for future local bus services through the Village Core. In addition, there is a
planned Rapid Bus transit stop in the southwestern corner of the Village 3 SPA Plan area at the
intersection of Main Street and Heritage Road.
Village 3 SPA streets will provide for a maximum travel speed which allows residential streets to be
also used by bicycles.
Off-street pathways and trails in Village 3 will accommodate pedestrian and bicycle travel.
R-6, R-19 and R-20 will comply with CalGreen standards for EV charging stations. Depending on the
type of home, this could mean providing EV-ready garages. However, EV charging stations will be
provided in the common parking area such as the recreation area parking.
Energy-Conservation Related Measures
Project will be compliant with prevailing building and energy codes at the time of permit submission.
Project-wide recycling for single-family, multi-family, school, commercial, and retail establishments
will be required as required under the County’s recycling ordinance and CalGreen.
For Village 3 construction that was under the 2016 approval, all private residential and commercial
structures will be designed and constructed to improve energy conservation 15% above the 2008
Building Energy Efficiency Standards in Title 24 of the California Code. For Village 3 projects
approved after January 1, 2020, compliance with 2019 California Energy Code is required or the code
at the time of approval. The 2019 code is more stringent than the 2016 code.
Indoor residential appliances will carry the Environmental Protection Agency’s (EPA)
ENERGYSTAR® certification, as applicable and feasible.
California Green Building Code Title 24, Part 11 (CalGreen) requires that a minimum of 50% (2016
Code) all new construction waste generated at the site be diverted to recycle or salvage. 2019 Code will
require 65% of all new construction waste generated at the site be diverted to recycle or salvage.
Additionally, the State has set per capita disposal rates of 5.3 pounds per person per day for the City of
Chula Vista.
CVMC 8.25.095 requires all new construction and demolition projects to divert 100% of inert waste
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(asphalt, concrete, bricks, tile, trees, stumps, rocks and associated vegetation and soils resulting from
land clearing from landfill disposal); and 50% of all remaining waste generated, unless partial or full
diversion exemption is granted. Contractors will be required to put up a performance deposit and
prepare a Waste Management Report form to ensure that all materials are responsibly handled. Upon
verification that the diversion goals have been met the performance deposit will be refunded.
Landscape and irrigation to comply with California’s Model Water Efficient Landscape Ordinance
(MWELO).
All residential units will be part of the local utility demand response program to limit peak energy usage
for cooling.
All single family structures will be designed and constructed to facilitate the installation or retrofit of
photovoltaic systems.
Energy efficient lighting for streets, parks, and other public spaces will be required. Private developers
will use energy efficient lighting and design.
All single-family structures will be designed and constructed to allow for installation of solar hot water
heaters.
Water-Related Measures to Reduce GHGs
All landscape shall comply with CVMC § 20.12. Landscape Water Conservation requirements.
Drought tolerant, low-water usage native vegetation will be planted in public landscaped areas.
Natural turf in residential development will be limited to no more than 30% of the outdoor open space.
High-efficiency irrigation equipment, such as evapotranspiration controllers, soil moisture sensors and
drip emitters, will be required for all projects that install separate irrigation water meters.
Indoor residential plumbing products will carrythe EPA's WaterSense certification and be compliant
with CalGreen.
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7. Chula Vista CO2 Reduction Plan
This section provides a comparative evaluation between the community /site design features and
the energy efficiency emission reduction action measure. This section provides a comparative
evaluation between the community /site design features and the energy efficiency emission
reduction action measures contained in the City’s Carbon Dioxide CO2 Reduction plan Appendix
C.
Table 8: Summary of Village 3 Consistency with CO2 Reduction Action Measures
Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
Measure 6 (Enhanced
Pedestrian Connections to
Transit): Installation of
walkways and crossings
between bus stops and
surrounding land uses.
Section III- Circulation of the SPA
provides information on the detailed
circulation network. Design features to
enhance a pedestrian and multi-modal
community include:
Village Pathway on Street “V” connecting
to local bus stop and Promenade
Streets/Trails;
Intersection neck-downs;
Regional Trails on Main Street and
Heritage Road connected to Rapid Bus
stop at Heritage and Main Street
intersection
Reduces vehicle-miles traveled
that in turn reduces the GHG
emissions.
The Project will also implement
the design features which will
enhance the pedestrian connection
to transit stops located with the
SPA Plan area and the planned
local and Rapid Bus stops on Main
Street and Heritage Road.
Measure 7 (Increased
Housing Density near Transit):
General increase in land use
and zoning designations to
reach an average of at least 14-
18 dwelling units per net acre
within ¼ mile of major transit
facilities.
The proposed modifications to the site
utilization summary and plan provide
opportunity to have residential densities
above 18 du/ac within a ¼ mile of the
transit stop (R-19). The proposed density
for R-19 is 27 du/ac. The other changes,
although outside of a ¼ mile radius to the
proposed transit provides densities that
also exceed 14-18 du/ac with R-6
averaging 14.0 du/ac and R-20 at 10.6
du/ac.
Reduces vehicle-miles traveled
that in turn reduces the GHG
emissions.
Measure 8 (Site Design with
Transit Orientation):
Placement of buildings and
circulation routes to emphasize
transit rather than auto access;
also includes bus turn-outs and
other transit stop amenities.
Section II.C. Community Structure
discusses that the highest residential
densities are located within and adjacent
to the Village core creating opportunities
for synergistic land use relationships and
access to the planned Rapid Bus service
on Main Street and Local Bus service on
Heritage Road. Heritage Road, as well as
on the internal street network.
Section III.B.2 of the Village 3 Design
Plan states vehicle access should be
clearly secondary to pedestrian access
through street design that incorporates
These features emphasize the street
and focus people toward transit
stops rather than into parking lots.
Visible and easy access to transit
will encourage ridership. Orienting
buildings toward transit and
connecting stops with trails and
sidewalks will provide
convenience and way-finding
features.
The Village 3 SPA land use plan
site design accommodates a
centrally located mixed use core
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
narrow travel lanes and minimal
driveways and curb cuts. Parking lots
should be located behind buildings which
front onto pedestrian-oriented streets.
The Village 3 SPA transit plan also
reflects that there is a centrally-located
local bus stop at the village core.
Building setbacks for the district
regulations further encourage
pedestrian/transit oriented environment.
with a transit stop which is within
¼ mile of most residents. The
building setback requirements in
the PC District Regulations and
Village Design Plan policies
provide for pedestrian-scaled
building frontages to encourage
walking.
The local bus stop shelter will be
all-weather and provide seating.
Measure 9 (Increased Land
Use Mix): Provide a greater
dispersion/variety of land uses
such as siting of neighborhood
commercial uses in residential
areas and inclusion of housing
in commercial and light
industrial areas.
The Village Core is intended to be a
mixed use environment. Further, the entire
Village 3 provides for a range of uses (i.e.
residential, open space, commercial/retail,
school).
Reduces vehicle-miles traveled
that in turn reduces the GHG
emissions.
The Village Core provides a mix
of uses including office,
commercial and park uses in a
residential area, consistent with
Measure 9.
Measure 10 (Reduced
Commercial Parking
Requirements): Lower
parking space requirements;
allowance for shared lots and
shared parking; allowance for
on-street spaces.
The SPA provides for on-street parking.
The project includes on-street
parking spaces throughout the
Village Core which reduces the
need for large, paved parking lots.
Measure 11 (Site Design with
Pedestrian/Bicycle
Orientation): Placement of
buildings and circulation
routes to emphasize pedestrian
and bicycle access without
excluding autos; includes
pedestrian benches, bike paths,
and bike racks.
Section II.A – Setting and Design
Influences of the Village 3 Design Plan
states that Village 3 has village-serving
land uses located within a grid street
pattern as a basis for the pedestrian-
oriented village design. The grid street
pattern provides a variety of circulation
routes through the village. The circulation
system includes sidewalks separated from
the roadway by parkways, tree-lined
walkways, pedestrian-scaled lighting and
other amenities. The pedestrian circulation
system incorporates a network of
Promenade Trails, Village Pathways and a
Paseo connecting Village 3 to the City's
regional trail system along Heritage Road
and Main Street.
Section III.A. – Village Core Design
Concept of the Village 3 Design Plan
states that there should be balance
Promotes bicycling and walking
thereby reducing vehicle-miles
traveled that in turn reduces the
GHG emissions.
The building setback requirements
in the PC District Regulations and
Village Design Plan policies will
provide for pedestrian-scaled
building frontages to encourage
walking and bicycling.
Bike racks will be provided at
parks, the elementary school and
the mixed use commercial/retail
center in the village core.
Garages set back from the living
area of homes and are discouraged
in fronts of homes on multi-family
and cluster units.
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
between parking and vehicle access needs
of commercial uses with the pedestrian
focus within the village.
Section III.B.1 – Site Planning and
Building Orientation of the Village 3
Design Plan states that broad sidewalks
should be located along pedestrian streets
to allow groups to comfortably pass each
other. Frequent opportunities to sit, relax
and observe should be provided with the
inclusion of benches, steps, planters and
low walls within and adjacent to the
pedestrian walk.
Section IX.A of the Village 3 SPA notes
that paths are designed with landscaped
parkways between the walkways and
streets, landscaping, lighting and
furnishings to make the pedestrian
experience pleasant and promote safety.
The Village Pathway provides an off-
street multi-purpose pathway for
pedestrian and bicycle travel. Convenient
support features, such as bus stops and
bicycle racks may be provided within the
core area and/or business park.
Measure 12 (Bicycle
Integration with Transit and
Employment): Provide
storage at major transit stops
and employment areas.
Encourage employers to
provide showers at the place of
employment near major transit
nodes.
Bicycle storage per the P.C. District
Regulations.
CalGreen requires nonresidential
buildings anticipated to generate visitor
traffic to provide short-term bicycle racks
within 200 feet of the visitors’ entrance.
Promotes bicycling that can reduce
vehicle-miles traveled that in turn
reduces the GHG emissions.
The P.C. District Regulations
include requirements for bicycle
storage and shower/changing
facilities in businesses such that
future employees may bike to
work.
Measure 13 (Bike Lanes,
paths, and Routes): Continued
implementation of the City’s
bicycle master plan. Emphasis
is to be given to separate bike
paths as opposed to striping
bike lanes on streets.
Section III-Circulation of the SPA details
the circulation system in the Village.
Village Pathway on Street “V”, the
Promenade Streets/Trails; Regional Trails
on Main Street and Heritage Road all
provide bike paths. Exhibit 26 – Bicycle
Circulation Plan in the SPA reflects the
Class II bike lanes on Heritage Road and
Main Street as well as Class III bike
routes within the Village. Village 3 also
includes the Greenbelt/OVRP Trails.
Promotes bicycling that can reduce
vehicle-miles traveled that in turn
reduces the GHG emissions.
The Village 3 SPA Circulation and
Trail Plans provide for off-street
bike travel on the Village Pathway,
Regional Trails and within the
Chula Vista Greenbelt Trail. Bike
share travel lanes on Promenade
Streets.
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
Measure 14 (Energy Efficient
Landscaping): Installation of
shade trees for new single-
family homes as part of an
overall City-wide tree planting
effort to reduce ambient
temperatures, smog formation,
energy use, and CO2.
Section III.B.3 – Landscaping Design
Guidelines of the Village 3 Design Plan
states Street tree planting shall comply
with the City of Chula Vista Shade Tree
Policy Number 576-19. The objective is to
maximize shade cover to the greatest
extent possible.
The Village 3 street sections provide for
landscaped parkways with street trees.
The Water Conservation Plan identifies
appropriate tree which are water efficient.
Reduces energy consumption that
reduces GHG emissions.
Measure 16 (Traffic Signal &
System Upgrades): Provide
high-efficiency LED lamps or
similar as approved by the
City Engineer.
Chula Vista Public Works Department is
testing the use of induction/LED lighting
for public streets in a pilot program. If it is
determined that one of these lighting
systems is feasible on a citywide basis, the
applicable lighting system will be used in
Village 3.
Reduces energy consumption that
reduces GHG emissions.
Measure 18 (Energy Efficient
Building Recognition
Program): Reducing CO2
emissions by applying
building standards that exceed
current Title 24 Energy Code
requirements.
Project will meet code.
The updated T24 code
requirements are continually more
stringent to reduce energy
consumption and emissions.
Therefore, meeting code will
inherently work towards energy
efficiency and GHG reductions.
Measure 20 (Increased
Employment Density Near
Transit): General increase in
land-use and zoning
designations to focus
employment-generating land-
uses within ¼ mile of major
transit stops throughout the
City.
Mixed-use Commercial/Retail and Office
adjacent to local bus stop.
Reduces vehicle-miles traveled
that in turn reduces the GHG
emissions
The Village 3 SPA land use plan
locates a commercial/retail and
office center in the Village Core
near the planned future local bus
stop.
5/26/2021 PC Agenda Page 847 of 1005
VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 52 March 2021
8. Credit Towards Increased Minimum Energy Efficiency Standards
Village 3 and the applicable portion of Village 4 will comply with CVMC Sections 15.12 and15.26
which both defer to California Code, Title 24. Title 24, Part 6 refers to the Energy Code and Part
11 refers to Green Building Standards. These code sections work toward energy efficiency in the
building envelope, lighting and appliances, and landscape features.
9. Compliance Monitoring
This section includes a written description and a checklist (Table 12) summarizing the project
design features and mitigation measures that have been identified to reduce Village 3 effects on
air quality and improve energy efficiency.
Table 9: Village 3 Air Quality Improvement Plan Compliance Checklist
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation3
PLANNING
AQIP Project Design Features/Principles
Mixed Use Village Core Plan Review Tentative
Map
City of Chula
Vista
Elementary School Plan Review Tentative
Map
City of Chula
Vista
Neighborhood Park Plan Review Tentative
Map
City of Chula
Vista
Commercial/ Retail Center Plan Review Tentative
Map
City of Chula
Vista
Office (O-1) Plan Review Tentative
Map
City of Chula
Vista
Local Bus Stop Transit
Review
Per
SANDAG SANDAG/City
Rapid Bus Stop Transit
Review
Per
SANDAG SANDAG/City
CPF-1 & 2 Plan Review Tentative
Map
City of Chula
Vista
Private Open Spaces Plan Review Tentative
Map
City of Chula
Vista
Village Pathway – Avenida Escaya and Paseo
Cultura Plan Review Tentative
Map
City of Chula
Vista
Promenade Trails Plan Review Tentative
Map
City of Chula
Vista
Chula Vista Regional Trail Plan Review Tentative
Map
City of Chula
Vista
Chula Vista Greenbelt Trail Plan Review Tentative
Map
City of Chula
Vista
Small-Lot Single Family Homes Plan Review Tentative
Map
City of Chula
Vista
5/26/2021 PC Agenda Page 848 of 1005
VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 53 March 2021
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation3
Alley-loaded Single Family Homes Plan Review Tentative
Map
City of Chula
Vista
Narrower Streets Plan Review Tentative
Map
City of Chula
Vista
Air Quality Mitigation Measures
Construction related emissions Permit
Review
Grading
Permit
City of Chula
Vista
Siting of sensitive land uses Permit
Review
Building
Permit
City of Chula
Vista
TAC Emission Compliance Permit
Review
Building
Permit
City of Chula
Vista
BUILDING
Green Building Standards
New Construction Recycling Plan
Waste
Management
Report
Review
Construction
or
demolition
permit
City of Chula
Vista
Space of recycling in projects Plan Check
Tentative
Tract OR
Building
Permit
City of Chula
Vista
Energy Efficiency Standards
Size of dwellings units Plan Check Building
Permit
City of Chula
Vista
Orientation of Town Center Plan Check
Tentative
Tract Final
Map,
Improvement
Plans
City of Chula
Vista
Building compliance with prevailing code Plan Check
Building
Permit/ Title
24 Energy
Report
City of Chula
Vista
Installation of energy efficient appliances as
code requires Plan Check Building
Permit
City of Chula
Vista
Indoor water fixture requirements:
Hot Water Pipe Insulation
Water Efficient Dishwashers (residential
only)
Dual Flush Toilets
Plan Check Plumbing
Permit
City of Chula
Vista
5/26/2021 PC Agenda Page 849 of 1005
VILLAGE 3 AND A PORTION OF VILLAGE 4 SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 54 March 2021
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation3
Installation of Pressure Reducing Valves Plan Check Plumbing
Permit
Otay Water
District
Landscape Water Conservation Plan Check Landscape
Plan
City of Chula
Vista
Installation of Recycled Water for street
parkway landscape, parks, manufactured
slopes and landscape common areas of
commercial and multi-family residential sites.
Plan Check
Tentative
Tract Final
Map,
Improvement
Plans
Otay Water
District/ City
of Chula Vista
Notes:
1. Method of verification may include, but is not limited to, plan check, permit review, and
site inspection.
2. Identify the party responsible for ensuring compliance (City of Chula Vista, San Diego
APCD, Other).
3. This column shall include all pertinent information necessary to confirm compliance
including document type, date of completion, plan/permit number, special
notes/comments, and contact information.
5/26/2021 PC Agenda Page 850 of 1005
Village 3 and a Portion of Village 4
SPA Plan
Village 3 Design Plan
Appendix A
ADOPTED DECEMBER 2, 2014
BY RESOLUTION NO. 2014-234
AMENDED DECEMBER 6, 2016
BY RESOLUTION NO. 2016-254
AMENDED ___________
BY RESOLUTION NO. _______
5/26/2021 PC Agenda Page 851 of 1005
APPLICANT:
HomeFed Village III Master, LLC/FlatRock Land Company, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Contact; Curt Smith
(760) 918-8200
PREPARED BY:
RH Consulting Group, LLC
Contact: Ranie Hunter
(619) 823-1494
Hunsaker & Associates
Planning, Engineering, Surveying
9707 Waples Street
San Diego, CA 92121
(858) 558-4500
Tributary LA, Inc.
Landscape Architecture
2725 Jefferson Street #14
Carlsbad, CA 92008
(760) 438-3304
WHA, Inc.
2850 Redhill Avenue, Suite 200
Santa Ana, CA 92705-5543
(949) 250-0607
5/26/2021 PC Agenda Page 852 of 1005
i
TABLE OF CONTENTS
I. Introduction ....................................................................................................................... 1
A. Design Plan Document .................................................................................................. 1
1. Village Design Plan ................................................................................................................. 1
2. Companion Documents .......................................................................................................... 1
B. Design Review Process ................................................................................................... 2
1. Process .................................................................................................................................... 2
2. Master Developer Review ...................................................................................................... 2
3. City of Chula Vista - Minor Design Review .......................................................................... 3
4. City of Chula Vista - Major Design Review ........................................................................... 3
5. Appeals ................................................................................................................................... 3
II. Village Structure ................................................................................................................... 5
A. Setting and Design Influences ....................................................................................... 7
B. Pedestrian/Multi-Modal Orientation ........................................................................... 8
C. Land Use Organization ................................................................................................. 9
D. Urban Theme and Character ........................................................................................ 11
D. Landform Grading ........................................................................................................ 12
E. Landscape Concept ...................................................................................................... 12
1. Six-Lane Arterials – Heritage Road and Main Street ........................................................... 16
2. Ranch Entry (Heritage Road & Main Street) ....................................................................... 18
3. Secondary Village Entry Streets and Promenade Streets .................................................... 19
4. Residential Streets................................................................................................................ 20
5. Public Parks and Private Recreation Areas .......................................................................... 21
6. Slopes .................................................................................................................................... 24
F. Entryways/Identity Concept ........................................................................................ 33
1. Ranch-Wide Entry & Ranch Corner Marker – Main Street & Heritage Road ................... 33
2. Village Entry – Avenida Escaya @ Heritage Road .............................................................. 35
3. Village Entries along Heritage Road ................................................................................... 36
G. Streetscape Design Concept ........................................................................................ 38
H. Non-Vehicular Circulation Concept ........................................................................... 40
1. Chula Vista Greenbelt Trail/Otay Valley Regional Park (OVRP) Trail .............................. 41
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ii
2. Regional Trails ..................................................................................................................... 42
3. Village Pathway .................................................................................................................... 43
4. Promenade Trail................................................................................................................... 44
5. Paseo ..................................................................................................................................... 45
6. Village Trail .......................................................................................................................... 46
I. Village Park, Recreation and Open Space Concept .................................................... 47
1. P-1 Neighborhood Park ........................................................................................................ 49
2. P-2 Community Park ............................................................................................................ 51
3. Community Purpose Facilities ............................................................................................ 53
4. Private Open Space .............................................................................................................. 57
1. Community Walls ................................................................................................................ 68
K. Lighting Concepts ........................................................................................................ 72
1. Secondary Village Entry Street Lighting ............................................................................. 75
2. Promenade Streets Lighting ................................................................................................ 76
3. Parkway Residential Street Lighting ................................................................................... 77
4. Lighting within 100’ Preserve Edge ..................................................................................... 78
5. Public Park Lighting ............................................................................................................ 79
6. Parking Lot Lighting ............................................................................................................ 80
III. Village Core Guidelines .................................................................................................... 81
A. Village Core Design Concept ....................................................................................... 83
B. Village Design Features ............................................................................................... 84
1. Site Planning and Building Orientation .............................................................................. 85
2. Pedestrian and Vehicular Access ......................................................................................... 87
3. Landscaping Design Guidelines .......................................................................................... 87
4. Surface Parking Area Landscape Guidelines ....................................................................... 88
5. Landscape Paving Design Guidelines .................................................................................. 89
6. Lighting, Signing and Street Furnishings............................................................................ 89
IV. Residential Guidelines ...................................................................................................... 91
A. Single Family Residential Guidelines .......................................................................... 93
1. Architecture ......................................................................................................................... 93
2. Pedestrian-Oriented Design ................................................................................................ 97
3. Site Planning ........................................................................................................................ 98
4. Building/Lot Schematics...................................................................................................... 99
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iii
5. Facade Elements .................................................................................................................106
6. Garages and Driveways .......................................................................................................106
B. Multi-Family Residential Guidelines ......................................................................... 107
1. Architectural Theme ........................................................................................................... 107
2. Site Planning and Building Plotting ...................................................................................109
3. Parking, Carport and Garage Design................................................................................... 112
4. Landscape ............................................................................................................................. 112
V. Crime Deterrence Design Guidelines ............................................................................... 125
A. Overview ......................................................................................................................127
B. Natural Surveillance ....................................................................................................127
C. Natural Territorial Reinforcement ............................................................................ 128
D. Natural Access Control .............................................................................................. 129
E. Community Based Organizations.............................................................................. 130
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iv
1 Regional Location Map 7
2 Vicinity Map 8
3 Village 3 Illustrative 10
4 Landscape Concept Plan 14
5 Master Street Tree Plan 15
6 Plantable Retaining Wall Plan 26
7 Slopes & Plantable Walls at Preserve Edge Concept 27
8 Slopes & Plantable Walls at Heritage Road Concept 29
9 Slopes & Plantable Walls at Main Street Concept 32
10 Otay Ranch-Wide Entry & Corner Marker 34
11 Primary Village Entry Concept Plan (Avenida Escaya) 35
12 Typical Village Entry Monument 36
13 Secondary Village Entry Concept Plan (Santa Maya) 36
14 Secondary Village Entry Concept Plan (Paseo Cultura) 37
15 Secondary Village Entry Concept Plan (Avenida Seneca) 37
16 Circulation Plan 39
17 Trails Plan 40
18 Chula Vista Greenbelt Trail 41
19 Chula Vista Regional Trail 42
20 Village Pathway 43
21 Promenade Trail 44
22 Paseo 45
23 Village Trail 46
24 Parks, Recreation and Open Space Plan 48
25 Neighborhood Park (P-1) Concept Plan 50
26 Otay Ranch North Community Park (P-2) Concept Plan 52
27 Community Purpose Facility Plan 53
28 Community Purpose Facility (CPF-1) Concept Plan 54
29 Private Recreational Facility Plan (CPF-2) Concept Plan 55
EXHIBIT LIST
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v
30 Private Recreational Facility Plan (CPF-3) Concept Plan 56
31 Private Open Space (POS- 3) Concept Plan 57
32a Private Open Space (POS-4, 5, 6 & 7) Concept Plan 58
32b Private Open Space (POS-8) Concept Plan 59
32c Private Open Space (POS-9) Concept Plan 60
33a Private Open Space (POS-10) Concept Plan 61
33b Private Open Space (POS-11 & OS-2) Concept Plan 62
34 Private Open Space (POS-12) Concept Plan 63
35a Private Open Space (POS-13) Concept Plan 64
35b Private Open Space (POS-14) Concept Plan 65
35c Private Open Space (POS-15) Concept Plan 66
36 Private Open Space (POS-16 & 17) 67
37 Fence and Wall Concept Plan 68
38 Fence and Wall Details 69
39 Lighting Concept Plan 73
40 Conceptual Light Fixtures 74
41 Secondary Village Entry Lighting 75
42 Promenade Street Lighting 76
43 Parkway Residential Street Lighting 77
44 Lighting within 100’ Preserve Edge 78
45 Public Park Lighting 79
46 Parking Lot Lighting Concept 80
47 Village Core Concept Plan 85
48 Avenida Escaya Corridor Concept 86
49 34’ X 75’ Typical Alley Plotting 102
50 Typical Courtyard Plotting 105
51 Typical 2-Story Townhome Plotting 115
52 Typical 2-Story Triplex Home Plotting 116
53 Typical 3-Story Townhome Plotting 117
54 Typical Three/Four Story Stacked Flats & Townhome Plotting 119
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vi
55 Typical 5-Story Wrap Plotting 121
56 Typical 4-Story Podium Plotting 123
ATTACHMENT “A” - Approved Plant List
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I. Introduction
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5/26/2021 PC Agenda Page 860 of 1005
Village 3 Design Plan
I. Introduction
1
March 2021
A. Design Plan Document
1. Village Design Plan
The Otay Ranch General Development Plan (GDP) requires that a Village Design Plan be prepared
for each village at the Sectional Planning Area (SPA) level of planning. The Village Design Plan
guides planning and development by defining intended character and design elements of the
village. It provides guidance for developers and designers in creating the village and it will be used
by the City of Chula Vista to evaluate the village design.
The Village 3 Design Plan guides the design of sites, buildings and landscapes within the village to
ensure that the quality of the adopted urban design and architectural concepts established for the
overall Otay Ranch community are maintained. The design plan identifies a theme for Village 3 and
delineates that identity through streetscape and landscape design, signage programs, and
architectural and lighting guidelines. The design plan also identifies the village core design
concepts that will implement Otay Ranch’s planned pedestrian orientation.
This introductory section of the Village Design Plan provides a description of the design review
process for development within Village 3. Section II describes the Village 3 setting, land use plan,
and the design theme of the village. The following sections describe the overall village design
features and provide guidelines for the Village Core, and multi-family and single family residential
developments.
2. Companion Documents
Otay Ranch GDP Overall Design Plan
The guiding framework plan is the Otay Ranch GDP Overall Design Plan. The Overall Design Plan
provides general design guidelines appropriate to the pedestrian and transit-oriented village
concepts envisioned for the community.
Village 3 Planned Community (PC) District Regulations
The PC District Regulations establish land use development standards and appropriate regulations
(zoning) for all construction within the Village 3 project area. All proposed developments must
adhere to the land uses, setbacks, building heights and similar regulatory criteria specified in the
PC District Regulations.
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Village 3 Design Plan
I. Introduction
2
March 2021
Village 3 Master Precise Plan(s)
Master Precise Plan(s) will be prepared to provide additional design direction within the Village
Core areas. A Master Precise Plan must be approved and adopted prior to the issuance of building
permits for the first multi-family or mixed use development within the village core area.
Separate Site Plans for the Mixed Use area will establish a more detailed framework for Village Core
implementation, taking into consideration the Village Core Concept Plan, yet allowing flexibility
for subsequent Individual Site Plan preparation should additional detail be necessary. Site Plans
shall include the following:
❖ Building Design/Siting – Locations of proposed structures.
❖ Pedestrian/Vehicle/Transit Access – Identification of pedestrian, bike and vehicle access
and circulation for all planning areas within the Village Core.
❖ Urban Character/Architecture – Identification of architectural style and key urban
elements, including the transit station design.
❖ Lighting/Signing/Street Furnishings – Specifications for lighting fixtures, signage and street
furnishings.
B. Design Review Process
1. Process
Formal design review processes have been established in the Village 3 PC District Regulations to
ensure all development within Otay Ranch is consistent with City of Chula Vista policies and
development standards, Otay Ranch GDP Overall Design Plan, Village 3 Design Plan and PC
District Regulations. The process requires preparation of site, landscape and architectural plans
that will be reviewed and approved by the Master Developer, City of Chula Vista Director of
Development Services and/or City of Chula Vista Planning Commission, depending on the type of
proposed project. The various review processes are described greater detail in Chapter X,
Implementation & Administration of the Village 3 PC District Regulations.
2. Master Developer Review
The Village 3 infrastructure and building lots will be developed by the Master Developer. Most of
the elements described in Section II of this document, including landform grading, village entries
and streets will be implemented by the Master Developer. The development of commercial,
community-serving uses, multi-family and single family residential neighborhoods will be by
Merchant Builders and/or builder(s) affiliated with the Master Developer. A design review process
has been created to facilitate development by Merchant Builders within the unique village planning
concepts of the Otay Ranch planned community.
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Village 3 Design Plan
I. Introduction
3
March 2021
The design review process includes two integrated procedures: preliminary design review by the
Master Developer and review and approval by the City of Chula Vista. The process requires the
Merchant Builder to formulate the design for their parcel and review it with the Master Developer
prior to formal application and review by the City. The review requirements of the Master
Developer are intended to ensure that the builder's intended product and designs meet the
standards and criteria for the entire planned community. The Merchant Builder's design submittal
package to the Master Developer would typically consist of preliminary site, landscape and
architectural plans. Following review of the Merchant Builder's schematic design, a continuing
exchange of information will be expected as the design is finalized, and the City's review process
begins. Final, approved plans shall be provided to the Master Developer. If there is no Master
Developer available to facilitate this process, design review will move directly to the City, unless
otherwise specified in project CC&Rs.
3. City of Chula Vista - Minor Design Review
The Development Services Director is authorized to approve applications as provided in Section
19.14.030 of the Chula Vista Municipal Code and described in greater detail in the Village 3 PC
District Regulations, Chapter X. The Minor Design Review process shall be used for all single-
family detached units on lots of/or exceeding an average size of 2,700 square feet, including all
proposals in the SF-4 zone designation and lots served by alleys and courtyards in the RM-1 Zone
which have tentative subdivision map approval. Further, all proposals for attached products within
the RM-2 zone with less than 200 dwelling units shall also be subject to the Minor Design Review
process All proposals shall be consistent with the Village 3 PC District Regulations and Design Plan.
4. City of Chula Vista - Major Design Review
All proposals for single-family detached units on lots less than an average size of 2,700 square feet
(except detached alley and courtyard homes), all attached products within the RM-1 and RM-2 zone
designations containing more than 200 units, and all proposals for non-residential land uses except
(except public parks and private recreation areas), are subject to the Major Design Review process
as described in CVMC Sections 19.14.58 1 (through 19.14.600). The Planning Commission shall
review plans as required by the Village 3 PC District Regulations, Chapter X, Implementation &
Administration. Findings shall be based on the City's Design Manuals and this Village 3 Design
Plan. All Public Parks shall be approved by the Parks and Recreation Commission.
5. Appeals
An appeal to the City Council on a decision of the Planning Commission may be filed as provided
for in CVMC Section 19. 14.583.
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Village 3 Design Plan
I. Introduction
4
March 2021
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II. Village Structure
5/26/2021 PC Agenda Page 865 of 1005
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Village 3 Design Plan
II. Village Structure
7
March 2021
A. Setting and Design Influences
Village 3 is located on a mesa north of the Otay River Valley within the Otay Valley Parcel of Otay
Ranch. The site slopes from north to south and provides view opportunities across the Otay River
Valley to the south and Wolf Canyon and mountains to the east.
Otay Ranch Village 2 and the Otay Landfill are located to the north, the future Village 4 Area is
located to the east, existing industrial land uses are located to the west and the Otay River Valley
is to the south. A Rapid Bus Route is planned along Main Street and a transit stop/station is
proposed south of Village 3. The village core is located in the northeast corner of Village 3, placing
neighborhood serving mixed use commercial a public neighborhood park and an elementary
school site within walking distance of a majority of village residents. The Village 3 portion of the
Otay Ranch Business Park is separated from the Village Core by Heritage Road. The Otay Valley
Regional Park is located south of Village 3 within the Otay River Valley. Pedestrian linkages are
planned between the southern residential neighborhoods and the regional park.
Exhibit 1
Regional Location Map
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Village 3 Design Plan
II. Village Structure
8
March 2021
Exhibit 2
Vicinity Map
B. Pedestrian/Multi-Modal Orientation
The Otay Ranch pedestrian and multi-modal oriented design concepts have been implemented in
the village design. Village 3 has village-serving land uses located within a grid street pattern as a
basis for the pedestrian-oriented village design. The grid street pattern provides a variety of
circulation routes through the village. The circulation system includes sidewalks separated from
the roadway by parkways, tree-lined walkways, pedestrian-scaled lighting and other amenities.
The pedestrian circulation system incorporates a network of Promenade Trails, Village Pathways
and a Paseo connecting Village 3 to the City's regional trail system along Heritage Road and Main
Street. The circulation system may include local bus service extending through the village with
strategically located stops along Heritage Road. In addition, a community serving Rapid Bus route
is proposed along Main Street.
Bicycle circulation is also planned within Village 3. Class 2 Bike Lanes are planned along Main
Street and Heritage Road. Bicyclists have the option of utilizing the off-street Village Pathway or
Class 3 Bike lanes which provide connections through the village core. Sharrows will be utilized
on the Secondary Village Entry Streets and Modified Promenade Streets connecting residential
neighborhoods to the Class 2 Bike Lanes along Heritage Road and Main Street.
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Village 3 Design Plan
II. Village Structure
9
March 2021
C. Land Use Organization
The Village 3 land use plan organizes land uses around a village core comprised of a mixed use
area containing multi-family residential, commercial/retail and a community purpose facility
component. Multi-family and courtyard neighborhoods, a school site and a neighborhood park
complete the village core. Single-family neighborhoods are planned within the secondary village
area, linked to the village core along the Village Pathway, Promenade Trails and a multi-use paseo.
Multi-family homes are planned on two parcels located south of Main Street. See Village 3
Illustrative Plan, Exhibit 3 for additional details.
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Village 3 Design Plan
II. Village Structure
10
March 2021
Exhibit 3
Village 3 Illustrative Plan
Note: This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in
this exhibit.
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Village 3 Design Plan
II. Village Structure
11
March 2021
D. Urban Theme and Character
The historical agrarian use of the land within Otay Ranch is the inspiration for the theme and
character of Village 3. An eclectic approach to community thematic architecture captures
Transitional Spanish, Farmhouse and Ranch styles. These architectural styles are fresh and
reinterpreted in a more contemporary way. Simple forms with an earthy palette comprised of
colored stucco, stone, clay tile and wood accents establish this architectural theme. The landscape
design will also evoke Otay Ranch’s agrarian past with canopy trees, groves, citrus trees,
ornamental grasses, raised wood and stone planters arranged in a less formal design.
The defining design agrarian architectural features are particularly applicable to the pedestrian
and multi-modal transportation design of the Village 3 Core. The “Main Street” will be designed
with arcades and outdoor seating and gathering spaces. Design elements may include awnings,
trellises and a variety of street trees to define and highlight the created spaces. In addition to
trees, the landscaping may include planting areas with a variety of colorful shrubs, groundcover
and vines, as well as potted and hanging accent plants. Architecture in the Village Core mixed use
commercial/residential area will allow for variety but maintains a strong basis in Farmhouse and
Ranch architecture. The design theme will extend to village-serving buildings such as elementary
school and recreational facilities.
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Village 3 Design Plan
II. Village Structure
12
March 2021
D. Landform Grading
The natural sloping landform provides the opportunity to tier the site and create a fairly level,
pedestrian-oriented village core. On the north side of the village, the topography slopes from
north to south from Heritage Road to Main Street. The Otay River Valley preserve open space is
located below the village to the south. The site design of the village
follows the undulating landform of the canyon.
Building sites have been created in terraces and streets are located
within the topography to adhere to City horizontal and vertical curve
standards.
The design plan for the village strives to minimize grading and create
an aesthetically pleasing landform. The following are guidelines for
grading and slope design:
❖ Create elevation changes within the property that strive for a balance of cut and fill
grading.
❖ Use grade changes to optimize views and a sense of spaciousness.
❖ Use grade changes between different land uses where separation and buffering is desired.
❖ Avoid, where possible, creating slopes over 25 feet in height to minimize a sense of
enclosure, particularly in residential rear yards.
❖ Use landform grading techniques, where
appropriate, in slopes over 25 feet in height.
❖ Use varied-height trees, shrubs and groundcovers
to undulate the surface of slopes.
❖ Minimize surface runoff and erosion potential by
planting slopes with low water consumptive and
drought tolerant plants.
❖ Use state-of-the-art erosion control, irrigation
and water management practices to protect
slopes.
E. Landscape Concept
The landscape concept for Village 3 is intended to integrate into the overall Otay Ranch design
theme while creating a distinctive and unique village design theme. The Otay Ranch design theme
is addressed by extending established arterial streetscape designs and perimeter slope landscape
designs into the Village 3 landscape plan. Within the village, the agrarian-inspired design theme
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Village 3 Design Plan
II. Village Structure
13
March 2021
will be created through a comprehensive landscape plan that addresses the design of outdoor
spaces, features, furnishings, and the use of a variety of trees, shrubs and groundcovers.
Derivatives of the agrarian style including Transitional Spanish, Farmhouse and Ranch
architecture will complement the landscape and create an elegant and cohesive community. The
plant palette is a collection of water efficient materials that connect the diversity in agrarian-
inspired architectural styles.
The landscape concept is illustrated in the Landscape Concept Plan (Exhibit 4). The Master Street
Tree Plan (Exhibit 5) establishes the tree planting program along major arterial roads and all
internal Village 3 streets. Descriptions of the landscape concepts within specific zones or areas
within Village 3 are provided in the following sections. Additional information about the Village 3
landscape plan is provided in the Preserve Edge Plan. The Landscape Master Plan and the Village
Core Master Precise Plan(s), developed after the SPA Plan is approved, provide more detailed
descriptions of the village landscapes. See Village 3 North and a Portion of Village 4 Fire Protection
Plan and 2021 Fire Protection Plan Amendment for additional plant palette information.
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Village 3 Design Plan
II. Village Structure
14
March 2021
Exhibit 4
Landscape Concept Plan
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Village 3 Design Plan
II. Village Structure
15
March 2021
Exhibit 5
Master Tree Plan
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Village 3 Design Plan
II. Village Structure
16
March 2021
1. Six-Lane Arterials – Heritage Road and Main Street
Heritage Road and Main Street provide primary access to Village 3. The primary street and median
tree along Heritage Road is the California Pepper Tree. Understory planting includes Aloe,
Century Plant, California Meadow Sedge. Sea Lavender and Lantanta, creating a colorful and
interesting palette. This landscape concept provides continuity with the existing landscape theme
to the north.
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The landscape theme along Main Street includes the Holly Oak and London Plane Tree as the
featured street and median trees. Understory planting includes Aloe, Century Plan, California
Meadow Sedge. Sea Lavender and Lantanta, creating a colorful and interesting palette.
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2. Ranch Entry (Heritage Road & Main Street)
A Sycamore grove is planned at the Ranch Entry located at the intersection of Heritage Road
and Main Street. This grove planting will create a gateway into the southwestern portion of
Otay Ranch and Village 3.
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3. Secondary Village Entry Streets and Promenade Streets
The landscape concept for the Secondary Village Entry Streets (Avenida Escaya, Santa Maya and
Paseo Cultura) features the Carrotwood Tree within the parkways and medians. The understory
consists of Lily Turf, Mexican Bush Sage, Atlas Fescue and White Lantana. This planting concept
creates color, depth and interest along these entryways into Village 3.
Promenade Streets (Camino Aldea, Camino Prado and Corte Nueva) provide a strong connection
to and through the village core. These streets feature a wider sidewalk, double row of trees and a
pedestrian scaled light fixture on one side of the street and a standard sidewalk and single row of
trees on the opposite side. The landscape concept features the Sweet Bay Tree in the parkways.
The understory includes Hakone Grass, Spanish Sage and Cyprus Spurge. This creates a colorful,
unique landscape palette for the Promenade Streets.
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4. Residential Streets
Residential streets feature colorful, blooming parkway trees including the Gold Medallion Tree
and Pink Trumpet Vine. The parkway understory features Atlas Fescue, Fortnight Lily,
Dalmation Bellflower, Spanish Lavender, White Texas Sage, Century Plant, Gold Lantana.
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5. Public Parks and Private Recreation Areas
The landscape theme for the P-1 Public Park is reflected in the images presented below. Final
landscape design will be determined during the City of Chula Vista Park Master Plan process.
Public Neighborhood Park Concepts
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The conceptual landscape theme for the private recreation facilities, including the swim
club and perimeter open space area is represented in the images provided below. The final
landscape design will be refined during preparation of construction drawings for the
facilities.
Private Swim Club Concepts
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Private Recreation Facility Concepts
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6. Slopes
The Village 3 landscape is compatible with the established Otay Ranch design theme visible from
the village as well as the City’s Water Conservation Ordinance. Perimeter slopes are one of the
dominant landscapes visible from public view. Distinct landscape designs have been developed
for the project perimeters: Main Street to the south, Wolf Canyon and Village 4 to the east and
the Otay River Valley to the south. The following describes the design concepts and primary plant
species that will create slopes complementary to the overall Otay Ranch theme. The design
concepts and plant palettes described below are consistent with the Village 3 Preserve Edge Plan
and Otay Valley Regional Park Private Development Guidelines and are subject to requirements
of the University Villages – Village 3 and a Portion of
Village 4 Fire Protection Plan and City of Chula Vista
Landscape Manual. Signage within areas adjacent to
the MSCP shall be provided and must meet the
requirements of the City of Chula Vista and Preserve
Owner/Manager.
The OVRP Standards and Guidelines, Section 5, Private
Development Guidelines include principles for private development adjacent to the OVRP.
Consistent with these principles, manufactured perimeter slopes adjacent to the OVRP
complement and do not negatively impact the park by utilizing the following techniques:
❖ Perimeter slopes follow the existing topography, blending the site into natural topography
and preserving natural drainages between Village 10 and the Otay River Valley.
❖ Landscape buffers are planted with native plant materials, consistent with the Village 8
East Fire Protection Plan and Preserve Edge Plan.
❖ Retaining walls are planted and irrigated to avoid large expanses of blank walls and
blending the retaining walls into the natural setting, making them virtually undetectable
with full landscape cover. Wherever possible plantable retaining walls are split into two
sections, providing opportunities to screen the walls with native landscaping in front of
the wall and reduce single wall heights.
❖ Non-residential fencing at the perimeter is typically post & rail, permitting views to and
from the park.
❖ Residential fencing at the perimeter is typically, 2’ of block with 4’ of view fencing,
permitting views to and from the park.
❖ Lighting at the perimeter must be directed away from the Preserve/OVRP by placing light
fixtures in appropriate locations and shielding lamps.
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Plantable retaining wall systems are planned at both the perimeter and at internal slopes within
Village 3. The plantable wall system plantable face softens the visual impact of large retaining
structures. The plantable wall transforms a grade transition into a vegetated “steepened slope”
instead of a concrete scar across a hillside. Per OVRP Design Standards and Guidelines, Section
5.3.2, “If large retaining walls are necessary then they should be the type of construction that allows
for planting on the walls….” Plantable walls are proposed along Heritage Road, Main Street and
at the perimeter of the village. Vegetation covering the face of the retaining walls will create
seamless transitions between natural areas, landscaped slopes and plantable retaining walls, and
create enhances visual experiences for Otay Valley Regional Park users.
The Plantable Retaining Wall Plan is depicted below (Exhibit 6).
Slope conditions at the project perimeter are described below.
The following plants will be utilized to screen the plantable
walls. Exact species will be dependent upon the wall location,
consistent with the Preserve Edge Plan and Fire Protection Plan
requirements. The 100’ Brush Management Zone (BMZ) occurs
at the perimeter of Village 3 and a Portion of Village 4.
Manufactured slopes, a single-loaded residential street, a private
street, a portion of the CPF-2/POS-12 & 13 Private Recreation
Facilities and portions of multi-family sites are proposed within this zone. Retaining walls are
planned at the toe of slope outside of the Preserve Area1, as depicted below in Exhibit 7, Plantable
Retaining Walls at Preserve Edge. Consistent with the Chula Vista MSCP Subarea Plan and Village
3 and a Portion of Village 4 Preserve Edge Plan, a 100’ BMZ and Preserve Edge is also provided,
outside of the Preserve. Native plants (non-irrigated) will be used on manufactured slopes within
the 50’ closest to the Preserve. However, consistent with the Chula Vista MSCP, the first 50’ of the
BMZ will be irrigated and planted with native-compatible plant species. Temporary irrigation may
be utilized outside the first 50’ of the BMZ during plant establishment, subject to approval of the
Development Services Director. The Preserve Edge Plan provides detailed irrigation
requirements. The plant palette is provided in Attachment A and is subject to the requirements
of the Chula Vista MSCP Plan, Preserve Edge Plan and the Village 3 and a Portion of Village 4 Fire
Protection Plan and the approval of the Chula Vista Development Services Director.
1 Avoid placing the geogrid associated with the Plantable Retaining Walls within the public right-of-way or
private residential lots to the greatest extent possible.
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Exhibit 6
Plantable Retaining Wall Plan
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a. Slopes Adjacent to Open Space Preserve Areas and Plantable Retaining Wall Systems
Consistent with the Chula Vista MSCP Subarea Plan, OVRP Design Standards Guidelines (Section
5, Private Development Guidelines) and Preserve Edge Plan, a 100’ brush management zone
/Preserve Edge is provided outside of the Preserve. Native plants (non-irrigated) will be used on
manufactured slopes within half of the Preserve Edge area. However, consistent with the Chula
Vista MSCP, the first 50’ of the Brush Management Zone will be irrigated and planted with native-
compatible plant species. Temporary irrigation may be utilized outside the first 50’ of the Brush
Management Zone during the plant establishment period, subject to approval of the Development
Services Director. In addition, consistent with the Village 3 Fire Protection Plan, the plantable
retaining walls must be permanently irrigated. The Preserve Edge Plan provides detailed irrigation
requirements. The “Approved Plant List” is provided in Attachment A to this document is subject
to the requirements of the Fire Protection Plan, Preserve Edge Plan and the approval of the Chula
Vista Development Services Director. The following images depict the planting palette for this
area.
Exhibit 7
Slopes & Plantable Retaining Walls at Preserve Edge
Note: Plantable wall location, height, setback, and geogrid zone are conceptual, subject to final engineering design.
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b. Slopes Adjacent to Heritage Road
Slopes adjacent to Heritage Road and Main Street will be landscaped with a palette featuring a
mix of drought tolerant and fire wise plant materials. Plantable retaining walls are also proposed
within the west-facing slopes, as depicted in Exhibit 8, Slopes & Plantable Walls at Heritage Road.
This corridor will be planted and irrigated with an indigenous landscape palette. More ornamental
shrubs and trees will be utilized at key intersections to create a sense of arrival and entry. The
following is representative of the landscape concept for these slope areas.
Exhibit 8
Slopes & Plantable Walls at Heritage Road
Note: Plantable wall location, height, setback, and geogrid zone are conceptual, subject to final engineering design.
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c. Slopes Adjacent to Main Street
This landscape zone occurs on the slopes north of Main Street. Transition planting will occur on
irrigated/manufactured slopes with an indigenous landscape with taller, open trees at the top of
slopes and lower trees and shrubs at mid slope along these existing arterials. Slopes adjacent to
the MSCP Preserve must be planted with native species and are subject to the Preserve Edge Plan
and the “Approved Plant List” provided in Attachment A to this document. Plantable retaining
walls are planned north of Main Street, as depicted in Exhibit 9, Perimeter Slope & Plantable Walls
at Main Street. The slope and retaining wall planting concept is consistent with the slopes and
wall planting palette for the slopes adjacent to Heritage Road described above.
Exhibit 9
Perimeter Slope & Plantable Retaining Walls at Main Street
Note: Plantable wall location, height, setback, and geogrid zone are conceptual, subject to final engineering design.
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F. Entryways/Identity Concept
Entry landscape features and monument signs identify the village and contribute to the
establishment of the village design theme. A hierarchy of entries has been established to help
direct visitors to Otay Ranch, Village 3 and neighborhood areas of the village. Descriptions of these
entries follow.
1. Ranch-Wide Entry & Ranch Corner Marker – Main Street & Heritage Road
The Ranch-wide entry monument is planned at the northeast corner of the intersection of
Heritage Road and Main Street. Per the Otay Ranch Overall Design Plan, a Ranch Corner Marker
is also incorporated into this design to mark the southwestern Ranch boundary. The landscape
palette for the median and parkways is conceptually depicted below.
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Exhibit 10
Otay Ranch-Wide Entry & Corner Marker (Main Street & Heritage Road)
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2. Village Entry – Avenida Escaya @ Heritage Road
The primary village entry is planned at the intersection of Avenida Escaya and Heritage Road. This
entry brings residents and visitors through the heart of the Village 3 Core. A variety of plant
species will be used to complement the agrarian-inspired architectural theme for Village 3. Low
walls with a simulated wood plank veneer located behind the sidewalk and within the median,
provides the signature monumentation for Village 3. A wide median, outside of the right-of-way
will be utilized as a gathering space and area for community events, such as holiday tree light,
farmer’s markets, art shows and other events sponsored by the Master HOA or local businesses.
Exhibit 11
Primary Village Entry Concept Plan (Avenida Escaya @ Heritage Road)
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3. Village Entries along Heritage Road
Two secondary village entries along Heritage Road (Santa Maya and Paseo Cultura) provide access
to the both the northern and southern Village 3 neighborhoods. Similar to the Primary Entry
monumentation, these entries feature simulated wood plank veneer monumentation walls located
behind the sidewalk. A Secondary Village Entry is also planned at Main Street and Avenida Seneca.
Exhibit 12
Typical Village Entry Monument
Exhibit 13
Secondary Village Entry Concept Plan (Santa Maya@ Heritage Road)
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Exhibit 14
Secondary Village Entry Concept Plan (Paseo Cultura @ Heritage Road)
Exhibit 15
Secondary Village Entry Concept Plan (Avenida Seneca @ Main Street)
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G. Streetscape Design Concept
Streetscapes are an important component in creating the village design theme. Streetscapes
identify the edges of project and major points of entry and they serve as the unifying design theme.
The streetscapes for the surrounding major streets will adhere to the Otay Ranch “ranch theme”
through implementation of an agrarian landscape theme within Village 3. Within the village, the
design of the streetscapes will emphasize the village pedestrian-oriented concept by providing
tree-shaded walkways, lighting, and shortened or enhanced crosswalks. The Circulation Plan,
Exhibit 16, shows the surrounding and internal street designations for the village. Please see the
Village 3 and a Portion of Village 4 SPA Plan for street cross sections.
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Exhibit 16
Circulation Plan
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H. Non-Vehicular Circulation Concept
A well-designed pedestrian circulation system is a fundamental component of the village concept. .
This section describes the pedestrian circulation system, including sidewalks, lighting and shade trees
in the context of the Otay Ranch, City and OVRP trail systems. An overall plan is provided as well as
descriptions of the types of pedestrian paths provided in the Plan area.
Exhibit 17
Trails Plan
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1. Chula Vista Greenbelt Trail/Otay Valley Regional Park (OVRP) Trail
As described in the Chula Vista Greenbelt Master Plan, planned
multi-use trails, including equestrian uses, will be implemented
within the existing Salt Creek sewer access/maintenance road
through the Otay Valley on the north side of the river. Two
segments of the Greenbelt Trail (approximately 565 feet) are within
the SPA boundary south of Village 3. The Village 3 village core will
be connected to the Greenbelt via the Regional Trails along Heritage
Road and Main Street, ultimately connecting to the east and west
Greenbelt segments within the Otay Valley Regional Park.
The OVRP Concept Plan also identifies a multi-use trail system through the Otay River Valley.
The portion of the Greenbelt Trail described above coincides with the OVRP trail. Consistent with
the MSCP, this trail is co-located within the existing Salt Creek Sewer maintenance road, to avoid
impacts to sensitive habitat in the river valley and control access to the Otay Ranch Preserve. The
surface treatment within the existing Salt Creek Sewer Easement is PMB – Processed
Miscellaneous Base. The Greenbelt Master Plan requires surface treatment comprised of
“Decomposed Granite/Concrete/Asphalt/Soil-stabilized treatment: and the OVRP Trail
Guidelines require “D.G. or Native Soil” on Type “A” Trails. The existing surface treatment is
consistent with these requirements. Proposed trail improvements are limited to fencing and
signage within the easement area, to the satisfaction and approval of the Development Services
Director. The Chula Vista Greenbelt Trail will be implemented according the Greenbelt Master
Plan and OVRP Design Standards and Guidelines. All trail signage shall conform to the Greenbelt
Master Plan.
Exhibit 18
Chula Vista Greenbelt Trail
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2. Regional Trails
Regional Trails provide off-street pedestrian and bicycle connections throughout Chula Vista.
Chula Vista Regional Trails are located on the south side of Main Street and south west side of
Heritage Road. These trails are located adjacent to the roadways within landscape buffers. The
trails are 10 feet wide to accommodate both pedestrians and bicycles and may be decomposed
granite or concrete, depending on gradient.
Note: Concrete trail surfacing will be implemented where gradient exceeds 5%. D.G. will be utilized where
gradient is less than 5%.
Exhibit 19
Chula Vista Regional Trail
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3. Village Pathway
Village Pathways are inter-village multi-purpose paths that link all of the Otay Valley Parcel
villages and provide access to the regional transit stations. In Village 3, a Village Pathway is
proposed to extend through the village core along Avenida Escaya providing pedestrian
connectivity from the Chula Vista Regional Trail along Heritage Road to the mixed use area,
elementary school and public neighborhood park. The Village Pathway also extends along Santa
Maya, Paseo Cultura and Calle Aldea, providing a network of enhanced pathways throughout the
village core. The Village Pathway is a 10’ colored concrete path (Adobe Tan with a brush finish),
separated from the street by a landscaped, tree-lined parkway.
Exhibit 20
Village Pathway
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4. Promenade Trail
Promenade Trail, a component of village Promenade Streets, are 6 foot wide paved sidewalks
enhanced with shade trees and pedestrian–scaled lighting. Promenade Trails in the village provide
links through the Village Core to recreation facilities and residential neighborhoods.
Exhibit 21
Promenade Trail
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5. Paseo
A centrally located, 55’ to 78’ wide paseo is planned to provide a pedestrian connection
between the residential neighborhoods and the park, school and village core. The paseo
features a 10’ meandering concrete path, with adjacent landscape areas comprised of
pedestrian-scaled lighting, benches, recreational lawn areas, trees and shrub plantings.
Exhibit 22
Paseo
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6. Village Trail
The Village Trail provides a pedestrian connection from Village 3 to the Chula Vista
Greenbelt/OVRP trail located in the Otay River Valley via the Regional Trail along Main Street.
The Village Trail also provided a link along the eastern perimeter of Village 3 between residential
neighborhoods and the CPF-2 and POS-12 private recreation sites. The Village Trail segment at
the southeastern portion of Village 3 provides a pedestrian connection between the residential
neighborhoods south of Main Street and the village core area where the elementary school,
neighborhood park, community recreation facility and retail/commercial uses are located. The
Trail is comprised of a 6’ wide concrete or stabilized decomposed granite surface with a post and
rail fence where required.
Note: Concrete trail surfacing will be implemented where gradient exceeds 5%. D.G. will be utilized where
gradient is less than 5%.
Exhibit 23
Village Trail
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I. Village Park, Recreation and Open Space Concept
The village park, recreation and open space system is designed to provide diverse park and active
and passive recreational opportunities for village residents. The park and recreation facilities have
been located to create focal points and identity within the village. Private facilities will be designed
in conformance with the City Parks Master Plan, Design Manual and Landscape Manual. The
following includes the overall plan (Parks, Recreation and Open Space Plan, Exhibit 24) and
conceptual designs for the park and recreational facilities. Additional information.
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Exhibit 24
Parks, Recreation and Open Space Plan
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1. P-1 Neighborhood Park
The public neighborhood park located adjacent to the elementary school will provide active and
passive recreational opportunities. The location adjacent to the elementary school creates an
expanse of open space and combines active recreational activities in one area of the village. Access
to the adjacent school site should be coordinated with park site design. Access to the park site
should be planned along all sides. Park amenities will be in conformance with the requirements
of the City Parks Master Plan and may include multi-purpose open lawn areas, lighted sports
courts and fields, picnic shelters, tot lots and restroom and maintenance buildings. Parking will
be accommodated both on site and along adjacent streets. (See Neighborhood Park (P-1) Concept
Plan, Exhibit 25)
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Exhibit 25
Neighborhood Park (P-1) Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this
exhibit.
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2. P-2 Community Park
The P-2 Community Park (portion of Otay Ranch North Community Park) is located in Village 4
south of the larger P-4 Community Park (portion of Otay Ranch North Community Park)
established in the Villages 2, 3 and a portion of Village 4 SPA Plan. The Wolf Canyon Preserve area
surrounds the park on the east and south and provides opportunities for views to expanded open
space. Access is provided via a signalized intersection at Santa Luna and La Media Road. The P-2
Park serves the recreational needs of the area with a lighted softball field, lighted multi-purpose
field, skateboard park, picnic areas with shade structures, lighted parking lot and trails. (See
Community Park (P-2) Concept Plan, Exhibit 26) Lighting within the P-2 Park shall be directed
away from adjacent Preserve areas and shielded to prevent light spillage into the Preserve. See
“Public Park Lighting” on Page 96 for additional lighting guidelines. Landscaping with the 100’
Preserve Edge/Brush Management Zone must be consistent with the “Approved Plant List”
(Attachment A) and consistent with the Preserve Edge Plan and Fire Protection Plan.
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Exhibit 26
Community Park (P-2) Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this
exhibit.
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3. Community Purpose Facilities
Community purpose facilities are defined in Chula Vista
Municipal Code 19.48 PC – Planned Community Zone. The Village
Core includes a CPF site (CPF-1) within the Mixed Use area. In
addition, two CPF sites are privately owned and maintained
Private Recreation Facilities (PFR) are located to provide
recreational amenities in proximity to single family
neighborhoods throughout the village. The facilities create focal
points in the village and are connected through the village pedestrian circulation system. Each
facility will be designed to complement the surrounding neighborhood and amenities will be
tailored to the specific needs of the neighborhood. Typical PFR concept plans are provided below.
Exhibit 27
Community Purpose Facility Plan
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Exhibit 28
Community Purpose Facility Concept Plan (CPF-1)
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Exhibit 29
Private Recreation Facility Concept Plan (CPF-2)
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this
exhibit.
No structures other than fencing and walls shall be allowed within 100-feet Preserve Edge. Perimeter fences and
walls within the 100-foot Preserve Edge shall be built and landscaped to minimize visual impacts on the Preserve
and the Otay Valley Regional Park. Landscape plans for areas adjacent to the MSCP Preserve must be consistent
with the “Approved Plant List” (Attachment A) and the Preserve Edge Plan landscaping and irrigation requirements.
Any proposed use within the Preserve Edge shall be subject to review and approval of the Deputy City Manager /
Development Services Director.
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Exhibit 30
Private Recreation Facility Concept Plan (CPF-3)
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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4. Private Open Space
Private Open Space areas are distributed throughout Village 3. They are located within single
family neighborhoods and at the perimeter of Village 3 and may contain trails, open lawn areas,
bench seating, picnic areas and/or exercise stations. Private Open Space Areas may provide
Common Useable Open space requirements identified in the PC District Regulations. No
structures other than fencing and walls shall be allowed within 100-feet Preserve Edge. Perimeter
fences and walls within the 100-foot Preserve Edge shall be built and landscaped to minimize visual
impacts on the Preserve and the Otay Valley Regional Park. Landscape plans for areas adjacent to
the MSCP Preserve must be consistent with the “Approved Plant List” (Attachment A) and the
Preserve Edge Plan landscaping and irrigation requirements. Any proposed use within the
Preserve Edge shall be subject to review and approval of the Deputy City Manager / Development
Services Director. Concept plan are provided for illustrative purposes only. Actual site
development may vary from concepts depicted below.
Private Recreation Facility
Exhibit 31
Private Open Space (POS-3) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility -Paseo (Typical Segment)
Exhibit 32a
Private Open Space (POS-4, 5, 6 & 7) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 32b
Private Open Space (POS-8) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 32c
Private Open Space (POS-9) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 33a
Private Open Space (POS-10) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility - Trail Head
Exhibit 33b
Private Open Space (POS-11 & OS-2) Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 34
Private Open Space (POS-12) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 35a
Private Open Space (POS-13) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Exhibit 35b
Private Open Space (POS-14) Concept Plans
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
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Private Recreation Facility
Exhibit 35c
Private Open Space (POS-15) Concept Plans
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Private Recreation Facility - Avenida Escaya Concept Plan
Exhibit 36
Private Open Space (POS 16 & 17) Concept Plans
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J. Wall and Fence Concepts
1. Community Walls
The Ranch-wide theme will be maintained through a comprehensive system of walls and fences.
Walls at the Village entries will be designed to accent the entries and reflect the agrarian character.
Enhanced architectural walls will be comprised of a light stucco finish and will provide screening,
sound attenuation, security, and neighborhood identity. Community perimeter walls will be
constructed of light colored integral color concrete block. An enhanced wall design is also
proposed at key locations within the village core and at community entries. Fence and Wall
Details are provided in Exhibit 38 below. Plantable retaining walls are as described beginning on
Page 23.
Exhibit 37
Fence and Wall Concept Plan
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Exhibit 38
Fence and Wall Details
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Exhibit 38 (continued)
Fence and Wall Details
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Exhibit 38 (continued)
Fence and Wall Details
Note: All side yard fencing, including returns, are subject to the Village 3 North Fire Protection Plan and subsequent
amendment requirements.
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K. Lighting Concepts
The village lighting design concept depicted in Exhibit 39 below focuses on the quality of light
along specific corridors and areas. Light standards must have a distinctive character to relate to
the corridors they serve. Lighting along pedestrian corridors must be more human in scale, closer
spaced and lower than is typically found on an urban street. Light standards should be
manufactured of high-quality materials that are visually pleasing. The base, pole and light fixture
must be attractive and suitable to the design theme of the village. Light fixtures shown in Exhibit
40 below are conceptual. Final fixture design will be determined in the Village 3 Master Precise
Plan. The objectives for exterior lighting are as follows:
❖ To contribute to the safe and efficient use of all public and private areas in the village.
❖ To increase the perception of personal and property safety.
❖ To complement and reinforce the architectural and landscape character of all public and
private spaces.
❖ To contribute to the ease of way finding through the village.
❖ To meet all applicable public and environmental standards, including energy conservation.
❖ To provide a consistent quality of lighting throughout the village.
❖ To avoid adverse impacts such as excessive glare and light spill.
❖ To reinforce the identity of each component of the village, including private and public
space improvements.
❖ To avoid adverse impacts to sensitive biological resources within the adjacent Otay
Ranch Preserve by directing light away from Preserve areas through the placement and
shielding.
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Exhibit 39
Lighting Concept Plan
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Exhibit 40
Conceptual Light Fixtures
Note: Master Developer may substitute like fixtures
❖ Special accent lighting may be proposed within the mixed use commercial, CPF sites and
school site. Special accent lighting may include architectural, pathway and/or lighting on
signage. All special accent lighting proposed within the 100’ Preserve Edge must be
shielded and directed away from the Preserve to minimize/avoid light spillage into
Preserve areas. Detailed lighting plans will be provided at the improvement/site plan level.
❖ Sport field, sport court, parking lot and architectural lighting is planned with in public
parks, including Neighborhood Park, P-1 and Community Park P-2. Lighting within public
parks must be shielded to prevent light spillage into adjacent MSCP Preserve area and
other adjacent land uses. See “Public Park Lighting” on Page 104 for lighting requirements.
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1. Secondary Village Entry Street Lighting
Street lighting will be from the opposite side of the street from the pathway. The pathway lighting
will be illuminated by a pedestrian scale theme light source.
Pole:
Custom color concrete, approximately 22 feet tall for street lights and painted metal theme
character 12 feet tall for pathway lights.
Fixture Type:
Street lights – conventional with special color fixture and custom color concrete pole.
Pathway lights – design and color complimentary to the Village design theme.
Lamp Type:
LED Lamp
Exhibit 41
Secondary Village Entry Street Lighting
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2. Promenade Streets Lighting
Promenade Streets serve automobile, pedestrian and/or bicycle traffic. Street lighting will be
located on the opposite side of the street from the promenade walk. Pedestrian scale lighting will
be located next to the promenade walk.
Pole:
Custom color concrete, approximately 22 feet tall for street lights and painted metal theme
character 12 feet tall for pathway lights.
Fixture Type:
Cut-off feature for glare control for both lights.
Standard "Cobra Style" with cut off shield for street lights. Theme fixture for pedestrian path lights
with shield.
Lamp Type:
LED Lamp
Exhibit 42
Promenade Street Lighting
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3. Parkway Residential Street Lighting
Residential streets are semi-urban roads with a pedestrian scale. The streets have homes on one
or both sides, with pedestrian walks and on-street parallel parking.
Pole:
Pre-cast custom color concrete approximately 22 feet tall.
Fixture Type:
Cut-off feature for glare control, either pole top or single davit mount.
Lamp Type:
LED Lamp
Exhibit 43
Parkway Residential Street Lighting
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4. Lighting within 100’ Preserve Edge
Lighting is proposed along the Residential Street and Private
Street located within the 100’ Preserve Edge. This single-loaded
street has a home on one side of the street, with pedestrian
walks on both sides of the street and on-street parallel parking
permitted in front of homes. Light fixtures must be shielded to
minimize light spillage (see example below) into Preserve areas.
In addition, street lights must be installed on the south side of
the single-loaded street, closest to the Preserve area, with light
directed away from the Preserve. See Page 101 for Parkway Residential Street Light details.
Exhibit 44
Lighting within 100’ Preserve Edge
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5. Public Park Lighting
Lighting is anticipated within the P-1 Neighborhood Park and P-2 Community Park. Sport court
and field lighting will be provided to accommodate night-time use of sports fields and courts
within public parks. In addition to sport court and field lighting, pathway/sidewalk, parking lot
and architectural lighting may also occur within public parks. Light fixtures must be shielded to
minimize light spillage into Preserve areas and other adjacent land uses. Specific lighting fixtures
and lamps will be determined during the park master planning process.
Exhibit 45
Public Park Lighting
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6. Parking Lot Lighting
Parking lot lighting is consistent throughout the village, in terms of fixture height, spacing, light
source and performance characteristics. Fixture style may differ between projects if necessary.
Parking lots should be adequately lighted with pole mounted fixtures. Parking lot lighting adjacent
to residential uses should be located to minimize light intrusion and be adequately shielded.
Pole:
Painted metal, 20 feet tall, triangularly spaced.
Fixture Type:
Single or double mount, full cut-off fixtures.
Lamp Type:
LED
Lamp
Exhibit 46
Parking Lot Lighting
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III. Village Core Guidelines
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A. Village Core Design Concept
The primary feature of the village is the Village Core. The village core is composed of a variety of
land uses that form the social, commercial and recreational focus for the village. The land uses that
form the Village 3 core include a neighborhood park, an elementary school, mixed-use
commercial/retail/residential and a variety of higher density residential housing types. Exhibit 47,
Village Core Illustrative depicts the conceptual layout of the Village Core and Exhibit 47, Avenida
Escaya Corridor Concept Plan provides conceptual depictions of the organization and structure of
the heart of the village core. The design objectives for creating the Village Core are:
❖ Create a sense of place with a highly identifiable character.
❖ Create a pedestrian friendly environment with activity, enclosure, and comfort in specific
areas.
❖ Maximize connections to the Village Core from secondary area residential development
with pedestrian and bicycle routes.
❖ Implement a "Main Street" concept for the commercial/retail/residential mixed-use area.
❖ Balance parking and vehicle access needs of commercial uses with the pedestrian focus
within the village.
❖ Encourage a unified architectural style within the commercial core that can accommodate
pedestrian oriented urban design concepts consistent with the village character.
In order to achieve these objectives, a conceptual plan has been developed. The plan addresses the
arrangement and connection of uses in the Village Core and conceptually depicts the siting of
buildings and parking. The unique character intended within the Village Core precludes the use of
fixed or mandated design solutions. Instead, the critical elements of the V illage Core, general
character statements and identification of important design and site planning features are utilized
to convey a qualitative description. Additionally, design flexibility is necessary to respond to
changing market conditions that may occur between initial project planning and final building.
A Village Core Master Precise Plan(s) was prepared and approved by the City Council in 2016. The
Master Precise Plan(s) expands on the design concepts and themes of this document and provides
more detailed guidelines for architecture, signage, lighting, street furnishings and landscape. The
Master Precise Plan was amended to reflect the land use change from office to residential within
the northeast portion of the Village Core area.
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B. Village Design Features
This section highlights important features of the Village Core Concept Plan and provides guidelines
in four design areas: site planning and building orientation, pedestrian and vehicular access, urban
character (landscape and/or hardscape) and lighting, signing and street furnishings.
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Exhibit 47
Village Core Concept Plan
This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in this exhibit.
1. Site Planning and Building Orientation
❖ Community serving developments, including the elementary school, and the public park,
are encouraged to orient building entrances to the main circulation streets. Parking, service
and utilitarian uses should be located internally to the sites or where they can be screened
from public view. Parking within the public park should be sited to facilitate visual
surveillance from the public street.
❖ Mixed use/commercial building entrances should be located along the street edge and
should be closely spaced to increase articulation and interest along the pedestrian walk. See
Exhibit 48, Avenida Escaya Corridor Concept Plan below. Design emphasis on the entries
improves the street scene and helps distinguish individual shops in multi-tenant buildings.
Storefronts should incorporate display windows to create interest and encourage window
shopping along the pedestrian walk. Uses that are not conducive to such exposure should
be located away from the street-level shopping corridor.
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Exhibit 48
Avenida Escaya Corridor Concept Plan
Note: All amenities are not represented on this focused exhibit.
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❖ Shaded areas and a sense of enclosure will encourage visitors to linger and enjoy the defined
areas within the Village Core. Features such as canopies, arcades and roof overhangs can
achieve these objectives and also provide weather protection
when necessary.
❖ In general, the exterior building elevations should incorporate
a range of scale defining elements that relate larger building
masses to the pedestrian scale. Examples include columns,
archways, doorways, upper floor windows and balconies.
2. Pedestrian and Vehicular Access
❖ Vehicle access should be clearly secondary to pedestrian
access through street design that incorporates narrow
travel lanes and minimal driveways and curb cuts.
Parking lots should be located behind buildings which
front onto pedestrian-oriented streets.
❖ Broad sidewalks should be located along pedestrian
streets to allow groups to comfortably pass each other.
Frequent opportunities to sit, relax and observe should
be provided with the inclusion of benches, steps, planters and low walls within and adjacent
to the pedestrian walk.
❖ Pedestrian and bicycle routes should be maximized and well-marked.
3. Landscaping Design Guidelines
❖ Design landscape and open space areas shall be an integral part of the overall site plan
design, with a style and amenity level consistent with the surrounding environment and
Preserve Edge Plan.
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❖ Trees shall be used to define and enclose exterior spaces and to provide physical protection
from the sun and wind.
❖ Street tree planting shall comply with the City of Chula Vista Shade Tree Policy Number
576-19. The objective is to maximize shade cover to the greatest extent possible.
❖ The design of landscaped open space areas shall enhance the building design, create
meaningful viewsheds and provide buffers and transitions between adjacent uses.
❖ Trees, shrubs and vines shall be used to conceal walls, building elevations and parking
facilities.
❖ Plant materials shall not interfere with security lighting or restrict access to emergency
equipment such as fire hydrants or fire alarm boxes.
❖ Any structures surrounding mailboxes should
match the style of the homes/business where they
are located.
❖ The pedestrian ground plane should be well
defined with a hard surface that is textured or
accented to identify focal areas.
❖ Grade separations should use structures rather
than landscape banks to emphasize the urban
character of the village and to serve as seating
areas.
❖ Landscaping should reinforce the urban character of the area and reflect ordered, formal
plantings rather than random, natural appearing materials. Trees should be incorporated
into the pedestrian path, planted flush to ground level with overhead branches to create
overhead canopies.
4. Surface Parking Area Landscape Guidelines
❖ Surface parking lots shall be landscaped and maintained with a combination of trees, shrubs
and groundcover.
❖ Surface parking lots shall utilize “Orchard Style” tree planting for shade and screening
purposes. Island finger planters shall include at least 2 trees (one tree on each end of the
island) and shall be at least 8 feet in width and 18 feet in length.
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❖ Trees shall be distributed throughout the surface
parking area.
❖ Ensure through tree choice and maintenance that the
lowest tree branches are more than eight feet above the
finish grade at the base of the tree to prevent damage from
and to automobiles,
pedestrians and
bicyclists.
❖ Shade trees shall
be provided for all
new parking lots that
will achieve 50% canopy cover over the parking stall
areas five to 15 years after planting, pursuant to Chula
Vista Shade Tree Policy Number 576-19 (May 22, 2012)
5. Landscape Paving Design Guidelines
These guidelines for paving apply to pedestrian-oriented areas within the Village. Pedestrian
pavements may include, but are not limited to, sidewalks, paths, walkways, courtyards and plazas.
Enhanced paving may be utilized within key vehicular areas as well.
❖ Paved surfaces intended for pedestrian and/or bicycle use shall have the following qualities:
• A surface texture rough enough to prevent slipping, but smooth enough to prevent
trip hazards;
• Maintenance-free and/or low maintenance;
• Stain-resistant;
• Fade resistant; and
• Non-reflective
❖ The following pedestrian paving materials meet these criteria:
• Colored concrete; broom finished; salt finished, heavy
sandblasted and top cast (exposed aggregate).
• Stamped and saw-cut concrete and tile, provided pavers
do not have joints or score lines that catch high heels or
cause tripping.
• Concrete and stone pavers
6. Lighting, Signing and Street Furnishings
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❖ The mixed-use/commercial streetscape should be well lit to encourage evening use. Street
lighting fixtures should relate to the pedestrian scale.
❖ Architectural accent lighting is encouraged.
❖ Illumination of walkway/trail connections should be provided
through the use of low intensity fixtures for safety and comfort. The
lighting pattern and intensity should become more intense at path
intersections and vehicular crossings.
❖ Within building groups, architectural and accent lighting should be indirect and subtle.
Increased lighting levels should highlight pedestrian areas to clearly define the pedestrian
path. Service area lighting should be contained within the service area
boundaries/enclosure. Lighting should be designed to minimize glare and intrusion into
neighboring land uses.
❖ A Comprehensive Sign Program will be developed to establish specific design parameters
for all signage and related theme lighting and street furnishings within the Village Core.
Signage should inform and direct but not dominate the visual character of the area. See
Village 3 Core Master Precise Plan for additional details regarding street furnishings.
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A. Single Family Residential Guidelines
These guidelines address the design elements that contribute to the Village planning concepts for
pedestrian-oriented design. Guidelines are provided for architectural styles, façade elements,
garage location and design and landscape themes.
1. Architecture
The Village 3 Design Plan community thematic
architecture is influenced by Transitional Spanish,
Farmhouse and Ranch styles, cleaned up and
reinterpreted in a more contemporary way. Simple
forms with an earthy palette – with colored stucco
connected to stone, clay tile and wood. Emphasis is
placed on proportions, materials and color. These
styles are attractive, compatible with one another,
and can be easily integrated into the individual style
and scale of each neighborhood. It is important to
note that these styles are intended for modern
adaptation, not recreation of historic homes. The architecture is expected to be somewhat
simplified, yet still maintain the unique characteristics that exemplify the style. The following
architectural styles and their individual elements are provided to guide builders/architects during
preparation of architectural elevations. A brief description of the architectural styles is provided in
this section with pedestrian-oriented elements appropriate to each style.
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a. Spanish
The Spanish style includes reference elements borrowed from Moorish, Spanish and Mission
Revival architecture, and reinterpreted with a more contemporary character. The building massing
is varied and decorative features are incorporated to add interest and detail. Pedestrian oriented
features of the Spanish style may include courtyard patio entries, porches supported by arched
forms, and a front-facing large arched window.
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b. Farmhouse
The Farmhouse style encompasses a range of variations, lending itself to a wide range of
interpretation. Fundamentally this style is defined by simply detailed, understated, and utilitarian
features that reflect the concept of a simple back-to-nature lifestyle. Homes are often simple in
massing and can include a covered porch element, gable roof forms, and wood columns and posts.
Contemporary interpretations of the Farmhouse may use more asymmetrical massing and forms
combined with a palette of contemporary and traditional materials. Corrugated roofing, stone
veneer and vertical board and batten siding are typical to this style
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c. Ranch
The Ranch style is notable for its use of simple wall planes, clean lines and natural material
resources. The architecture evokes a lifestyle of simple elegance and informality. This style
bridges the organic and the man-made with an emphasis on pared-down forms, contemporary
patterns, natural materials and a seamless flow between indoors and out to create a medley of
functional comfort and chic style. Architectural features often include exposed post and beam
construction, extensive glass, and open floor plans.
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2. Pedestrian-Oriented Design
Pedestrian-oriented neighborhood design emphasizes
a sense of neighborliness and community through
aesthetically pleasing site planning and architecture.
Essential elements include attractive architecture,
inviting entries and a minimization of utilitarian areas
facing the street. The structure of a neighborhood
must be understood to better promote its pedestrian-
orientation. The area between the street and residence
contains a hierarchy of public to private spaces. The
street, sidewalk and parkway are perceived as public,
common neighborhood use areas. Residential front
yards provide a transition space between the public
spaces of the sidewalk and street, and the private
spaces of the home. The residential entry is the final
demarcation area between public and private spaces. The design of residential neighborhoods
can complement that orientation by borrowing elements from traditional neighborhoods, such
as porches, and minimizing the influence of the automobile. The following sections describe
three primary areas of design that will facilitate the creation of pedestrian-oriented
neighborhoods: site planning, façade elements and garage and driveway design.
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3. Site Planning
Appropriate site planning and building plotting are fundamental to creating a pedestrian-oriented
neighborhood. Variety is the key to creating a vibrant neighborhood and promoting individual
residential identity. Site planning and building plotting in single-family residential neighborhoods
should be based upon the following criteria:
❖ Single-family detached residential lots and setbacks shall encourage variety in the design,
orientation and placement of
homes, wherever practical.
❖ Front yard building setbacks
shall be varied, where possible,
to avoid a monotonous pattern
of houses.
❖ Where slopes in side yards allow
for varied side yard setbacks,
provide more useful private
open space in side yards and avoid a monotonous pattern of houses.
❖ A minimum of three housing plans shall be provided for compatibility with different lot
configurations (interior and corner lots) and variety of designs for entry and garage designs.
❖ Side entry floor plans may be used on corner lots, provided that the entry is clearly defined,
and the front elevation includes front-facing bay windows, porches or other pedestrian-
oriented design features.
❖ Housing plans used on corner lots shall provide for architectural features, such as porches
or entry trellises to wrap around the street-facing corner.
❖ Production wall fencing shall be integrated into the design of corner lots to provide for
reduced wall length and other enhancements to side yards.
❖ Where the rear of a lot abuts a street, the design shall provide for a privacy wall and
landscaping consistent with the village streetscape theme and en hanced architectural
features.
❖ Grade differentials within neighborhoods shall be used to add variety and enhance the sense
of open space between residences.
❖ Housing plans shall provide a variety of designs for garage locations and treatments.
❖ Housing plans shall provide for a variety of designs for entry features.
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4. Building/Lot Schematics
The following illustrations are options for site planning and
building plotting on alley and courtyard lots. These are possible
prototypical concepts and are not intended to constrain more
creative solutions. The examples provide minimum setbacks and
do not address special lot configurations, such as non-
perpendicular lot lines, allowances for easement and slopes or
other constraints.
Single Family Plotting Guidelines:
❖ Optimize architecture on the street frontage.
❖ De=emphasizes garages through varied plotting design.
❖ Provide for undulated building massing and varied setbacks
appropriate to architectural style.
❖ Provide for varied roof pitches and directions.
❖ Orient front doors and entries toward street where possible.
❖ Provide for private, usable rear yards/driveway side yard.
❖ Curb separated sidewalks provides a traditional tree-lined
foreground for homes.
❖ Garage Plotting Options
• 2 or 3 car garages
• Shallow recessed
• Deep recessed
• Side entry
• Split
• Tandem (3 car garage configurations)
See Village 3 and a Portion of Village 4 SPA Plan, PC District Regulations for lot size, zoning, setback
and plotting for single family lots.
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Corner Lots
Homes built on corner lots are often the most visible within the neighborhood. Due to the visibility,
the architectural treatment of corner lot homes defines the character of the neighborhoods. It is
important for each neighborhood to include one house plan that can be used in both interior and
corner designs. Variety in architectural styles and treatments should also be included to create
interest and individual home identity for corner lots.
Architectural treatments for corner lots include
“wrap around” architecture such as porches,
siding, roof treatments, door and window trim
and other embellishments. These features
enhance the front façade of the home and
continue with equal emphasis on the forward
side of the house. Variation in the wall planes or
a single component of building mass may be
oriented toward the corner. Entries, windows,
garages, landscaped trellises and decorative
privacy walls may also be located toward the
corner or the side of the house.
Alley Plotting Guidelines
❖ Optimize architecture on the street frontage.
❖ Garages access provided via alley at the rear elevation.
❖ Provide for undulated building massing and varied setbacks
appropriate to architectural style.
❖ Provide for varied roof pitches and directions.
❖ Orient front doors and entries toward street or to private open
space areas.
❖ Provide for private, usable side yards.
❖ Curb separated sidewalks provides a traditional tree-lined foreground for homes.
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Conceptual Alley Elevations
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Exhibit 49
34’ X 75’ Typical Alley Plotting
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Courtyard Plotting Guidelines
❖ Optimizes architecture on the street frontage.
❖ Garages via courtyard driveway
❖ Provide for undulating building massing, including single story elements
❖ Provide for varied roof pitches and directions
❖ Orient front doors and entries on street-fronting courtyard plotted lots toward public or
private streets
❖ Provide for useable, private rear yards
❖ Curb separated sidewalks provided along adjacent public street
❖ Curb adjacent sidewalks provided along private street
Conceptual Elevation @ Street
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Conceptual Elevation @ Courtyard
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Exhibit 50
Typical Courtyard Plotting
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5. Facade Elements
Residential building facades should be attractively designed with varied features for individual
identity and neighborhood interest. Façade features should be pedestrian-oriented to provide a
connection between the public street and sidewalk and the privat e residence. Façade treatments
may include:
❖ Variation in architectural style.
❖ Undulating building mass and roof planes.
❖ Vertical and horizontal stepped massing.
❖ Visually minimized garages.
❖ Entry features such as doors, windows,
porches, patios, courtyards and trellises oriented towards the street and appropriate to the
architectural style.
❖ Facades that are visible from public view areas (open spaces, streets, parks, etc.) shall be
articulated to avoid monotony.
6. Garages and Driveways
The pedestrian-orientation of a neighborhood places emphasis on the home and front yard rather
than the garage. This section describes building massing and plotting techniques, as well as specific
solutions for garage placement and façade design. Designers are encouraged to explore additional
methods to meet the objective of minimizing the visual dominance of garages in neighborhoods.
Basic guidelines for garage design are:
❖ Minimize the impact of garages facing the street by techniques such as varying garage door
patterns and utilizing deep recessed doors, varying colors, splitting one large door into two
single doors, and integrating door windows and coach lights.
❖ Vary the garage setbacks; the preferred design is for the garage wall to be set back farther
than the front wall of the home.
❖ Provide variety through the use of alternative garage configurations such as split, swing-in,
and mid to deep recess garage.
❖ Do not place front facing garages forward of front building wall.
❖ Vary the garage setback from the back of sidewalk.
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B. Multi-Family Residential Guidelines
1. Architectural Theme
The multi-family residential neighborhoods are located within
the Village 3 core area. As a fundamental component of the
village core, the architecture of the multi-family development is
focused primarily on the agrarian architectural design theme,
including Transitional Spanish, Farmhouse and Ranch styles.
Multi-family residential in Village 3 may include a variety of
housing types, ranging from small lot, detached homes, to
medium to medium high-density townhouses, triplexes and
flats. These guidelines address the design elements that
contribute to the Village planning concepts: pedestrian-oriented design, façade elements, parking
and garage location and design and landscape themes. Specific building architectural styles should
be complementary to the agrarian architectural design theme for the Village.
The pedestrian-oriented Village concept is enhanced
by the intensity of multi-family development in the
Village Core located in proximity to public transit,
shopping, and community facilities. It is anticipated
that residents of multi-family developments will take
advantage of the available opportunities to walk to
schools, parks and shopping areas. Pedestrian access
and amenities are fundamental components of the
Village. The siting, access, entries and architecture of
multi-family development should complement the
pedestrian orientation of the Village.
Multi-story attached developments, such as townhomes and apartments are the primary focus of
the guidelines in this section. The small lot detached residential developments within the multi-
family category shall adhere to the guidelines for single-family residential development.
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Multi-Family Conceptual Architecture
3-Story Stacked Flat
2-Story Triplex
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2-Story Row Townhomes
2. Site Planning and Building Plotting
The site planning and plotting of multi-family residential buildings will contribute to the
pedestrian-oriented Village concept. Site planning which focuses on the pedestrian includes
designs that orient entries toward Village streets and minimize views to garages and parking areas.
The following guidelines are provided for siting and building plotting of multi-family
developments.
❖ Developments fronting onto Village Pathway and Promenade and private streets shall be
oriented toward the street with reduced setbacks, multiple entries and pedestrian
connections to ground floor units.
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❖ Buildings should be oriented to create outdoor rooms, such as courtyards, connected by
landscaped walkways in the agrarian architecture-inspired Village design theme.
❖ Building orientation should consider indoor and outdoor privacy, noise, solar access and
overall aesthetic appearance.
❖ Where grade differentials occur between the street and a development, the differential may
be used to create separation between the public street and private living space. Interesting
entries incorporating steps, porches or landings may be integrated into the design.
❖ Developments adjacent to major streets surrounding the Village and adjacent to Village
Entry Streets may be buffered with sound and privacy walls. Walls and view fences located
along village entry streets shall incorporate inviting entry openings for both pedestrians and
cars.
❖ Buildings shall create “pedestrian edge” along streets by orienting front doors, porches,
balconies, patios, and courtyards on streets throughout the village core.
❖ Building architecture that is visible beyond sound and privacy walls shall be well-articulated
with pedestrian-oriented features, such as second story windows and balconies.
❖ On village streets within the core area, the use of solid masonry walls should be minimized
and used primarily between buildings to screen parking areas or to enclose private entries
and courtyards.
❖ A wide variety of housing types are suitable for Village 3 and creative site planning solutions
are encouraged. The following exhibits illustrate site planning and building plotting for alley
homes, row town home, court yard and apartment developments. These examples are not
intended to be all-inclusive or restrictive. Minimum setbacks may be reduced or modified
through the Design Review process. That process provides for consideration of unique site
planning and architectural solutions for multi-family housing.
❖ Site planning for multi-family neighborhoods adjacent to the Preserve are subject to MSCP
adjacency guidelines, the Preserve Edge Plan and Fire Protection Plan. Any uses proposed
within the 100’ Preserve Edge will be reviewed in conjunction with the Major Design Review
process and are subject to review and approval of the Development Service Director.
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Multi-Family Site Planning guidelines include the following:
❖ Optimizes architecture on the street frontage.
❖ Garages located in alleys or parking courts.
❖ Provides for undulated building massing and
varied setbacks appropriate to architectural
style.
❖ Provides for varied roof pitches and directions.
❖ Orients entries toward street or interior
pedestrian courtyards or walkways.
❖ Provides for private open space.
Multi-family residential development should be designed to promote variety and enhance the
human-scaled pedestrian activity of the Village. The following guidelines suggest methods for
creating vital, interesting architecture:
❖ Developments should be unique but share fundamental architectural characteristics
consistent with the Village theme.
❖ Building elevations that are visible from public view areas (all Village streets, surrounding
arterial streets and public open spaces) shall be articulated with elements such as wall
offsets, balconies, and windows, appropriate to the architectural style.
❖ The architectural style along the same street or within an individual development shall be
compatible through the use of similar building heights, materials, window or door style,
detailing, porches, arcades, overhangs, roof materials or colors.
❖ Varied building elements, roof pitches, and setbacks should be employed to avoid
monotony.
❖ Each development shall provide a well-articulated, identifiable pedestrian entry oriented
toward the village street.
❖ Distinctive building elements shall be oriented toward the corners of prominent village core
and entry street intersections.
❖ Street facing facades shall incorporate a range of scale-defining elements that relate larger
building masses to the scale of the pedestrian. Elements may include trellises, columns,
archways, doorways, porches or patios and upper floor balconies and windows.
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❖ Individual residential unit entries shall be oriented towards the village streets wherever
possible.
❖ Internal residential units shall be connected to the village streets by courtyards or
landscaped walkways wherever possible.
❖ Stairs shall be sensitively designed and integrated into the overall building design.
❖ Utilitarian areas, including parking, loading, mechanical equipment and t rash enclosures,
shall be screened from view from public views to the extent possible.
3. Parking, Carport and Garage Design
Views of parking areas, carports and garages should be minimized to create the pedestrian-oriented
Village. The following guidelines provide direction for location and design of multi-family parking
facilities:
❖ Parking and vehicular access shall be located to the rear or within each development and
separated from the pedestrian-oriented street frontage.
❖ Site planning and architectural treatments, such as offsets, should be used to minimize the
appearance of garage corridors.
❖ Carports and freestanding garages shall be architecturally treated and designed to match
the architectural style of residential buildings.
❖ All surface and covered parking within multi-family areas shall be separated from Village
streets, tops or toes of slopes, patios or courtyards with a landscaped buffer. The buffer shall
include screening elements such as low walls or masses of shrubs to screen headlights and
glare from reflective car surfaces.
4. Landscape
Landscape in multi-family developments shall adhere to the Chula Vista Design Manual and
Landscape Manual. The front and side yard landscaping shall be complementary to the streetscape
and adhere to the overall Village design theme. The interiors of multifamily residential projects
shall provide for common and private outdoor spaces that are functional and aesthetically pleasing.
Interior landscapes are encouraged to maintain the tranquil, courtyard style landscapes established
by the Village design theme. The following guidelines are for multi-family landscapes:
❖ The landscape is to be comprised of trees, shrubs, vines, and ground covers that are
consistent with the overall Village theme.
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❖ Tree plantings in the front yard areas shall be varied to provide interest in the landscape.
❖ Side and rear yard areas shall be landscaped to soften the architecture and provide privacy
for residential units.
❖ The landscape should be simple, bold and easy to maintain which incorporates many
drought-tolerant non-toxic plant materials.
❖ Landscape elements on multi-family parcels visible from the public right-of-way should
blend with and appear to be an extension of the public right-of-way landscaping.
❖ All permanently landscaped areas shall be irrigated with permanent underground irrigation
systems.
❖ Transformer and cable box locations are to be carefully planned and coordinated with both
the utility company and the landscape architect. Transformers and cable boxes should be
located to be unobtrusive and screened from view with plantings where possible.
❖ Mailboxes and mailbox structures are to be designed to complement the architectural style
of the development for which they are intended. Ganged mailboxes are to be used with a
maximum of 4 boxes per cluster. Only Postmaster approved boxes will be allowed.
❖ Trash enclosures shall be designed to complement the architectural style of the
development for which they are intended. Provisions for trash and recycling shall be in
conformance with the Chula Vista Municipal Code.
❖ Large expanses of asphalt paving shall be avoided, and the appearance softened by
landscape screening where possible.
Typical Plotting for the following multi-family products that may be developed within Village 3 are
provided:
❖ 2-Story Townhomes
❖ 3-Story Flats
❖ 3-Story Townhomes
❖ 3-Story Apartment Homes
❖ 5-Story Wrap
❖ 4-Story Podium
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Two and Three Story Townhouses (15 – 22 DUs/ac)
Design Characteristics:
❖ Optimizes architecture on street frontage
❖ Garages located in alleys or parking courts
❖ Undulated building massing
❖ Varied roof pitches and directions
❖ Orients entries toward street or interior pedestrian green courts or walkways
❖ Private open space
❖ Internal pedestrian network connecting to public walkways
❖ Architectural relief at internal walkways
Garage Options:
❖ Alley Entry
❖ Internal Private Street
❖ Carport
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Exhibit 51
Typical Two-Story Townhome Plotting
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Exhibit 52
Typical Two-Story Triplex Home Plotting
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Exhibit 53
Typical Three-Story Townhome Plotting
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Three Story Stacked Flats (25 – 30 DUs/ac)
Design Characteristics:
❖ Optimizes architecture on street frontage
❖ Undulated building massing
❖ Varied roof pitches and directions
❖ Residential entries, porches and balconies oriented toward street or interior pedestrian
green courts or walkways
❖ Private open space and common useable open space
❖ Internal pedestrian network connecting to public walkways
❖ Architectural relief at internal walkways
Garage Options:
❖ Alley/Parking Court Entry
❖ Internal Private Street
❖ Carport
❖ Garages screen from public street
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Exhibit 54
Typical Three/Four-Story Flats and Townhome Plotting
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Five Story Wrap Multi-Family (40-50 DUs/ac)
Design Characteristics:
❖ Five story residential buildings at street level
❖ Optimizes architecture on street frontage
❖ Undulated building massing
❖ Varied roof pitches and directions
❖ Residential entries, porches and balconies oriented toward street
❖ Private open space and common useable open space
❖ Internal pedestrian network connecting to public walkways
❖ Typical ground level recreation amenity with residences above
Garage:
❖ Four or five level parking structure
❖ Screened from public view
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Exhibit 55
Typical Five Story Wrap Plotting
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Four Story Podium Multi-Family (50+ DUs/ac)
Design Characteristics:
❖ Three or four story residential buildings over one or two level parking structure
❖ Optimizes architecture on street frontage
❖ Undulated building massing
❖ Varied roof pitches and directions
❖ Residential entries, porches and balconies oriented toward street
❖ Private open space and common useable open space
❖ Internal pedestrian network connecting to public walkways
❖ On-site recreational amenities
❖ On-site leasing offices
Garage:
❖ Semi-subterranean Parking Structure
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Exhibit 56
Typical Four Story Podium Plotting
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V. Crime Deterrence Design Guidelines
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A. Overview
Both safety and security are key components of a quality lifestyle. Proper design and effective
use of the built environment can reduce the fear and incidence of crime and thereby improve
the overall quality of life. Safety must be incorporated into the community design by creating
friendly streetscapes, facilities and a perceivable social infrastructure. Crime Prevention
through Environmental Design (CPTED) offers a framework that complements the Otay
Ranch neo-traditional principals for planning, designing and building a safer community and
to creating livable communities. This approach to crime prevention is much more far-
reaching than dead bolts on doors and locks on windows. CPTED principles can be applied
easily and inexpensively to new communities and have been successfully implemented across
the nation. Creating a design that eliminates or reduces criminal behavior and at the same
time encourages people to “keep an eye out” for each other is the key to crime prevention.
The CPTED strategies and design objectives for the Resort Village include:
B. Natural Surveillance
Natural Surveillance is a design concept directed primarily at keeping intruders easily
observable. Promoted by features that maximize visibility of people, parking areas and
building entrances; doors and windows that look out onto streets and parking areas;
pedestrian friendly sidewalks and streets; front porches; and adequate nighttime lighting.
Natural Surveillance design objectives include:
❖ To the maximum extent practicable, locate high activity uses to the
front of buildings.
❖ Place windows overlooking sidewalks and parking lots.
❖ Leave window shades open.
❖ Use passing vehicular traffic as a surveillance asset.
❖ Create landscape designs that provide surveillance and avoid
screening, especially in proximity to walkways and designated
points of entry and opportunistic points of entry.
❖ Use the shortest, least sight-limiting fence appropriate for
the situation.
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❖ When creating lighting design, avoid poorly placed lights that create blind spots for
potential observers and miss critical areas. Ensure potential problem areas are well lit
(pathways, stairs, entrances/exits, parking areas, ATMs, phone kiosks, mailboxes, bus stops,
children’s play areas, recreation areas, pools, laundry rooms, storage areas, dumpster and
recycling areas, etc.)
❖ Avoid too-bright security lighting that creates blinding glare
and/or deep shadows, hindering the view for potential observers.
Eyes adapt to night lighting and have trouble adjusting to severe
lighting disparities. Using lower intensity lights often requires
more fixtures.
❖ Use shielded or cut-off luminaries to control glare.
❖ Place lighting along pathways and other pedestrian use areas at proper heights for lighting
the faces of the people in the space.
C. Natural Territorial Reinforcement
Territorial reinforcement promotes social control through increased definition of space and
improved proprietary concern. An environment designed to clearly delineate private space
accomplishes two things. First, it creates a sense of ownership. Owners have a vested
interest and are more likely to challenge intruders or report them to
the police. Second, the sense of owned space creates an
environment where “strangers” or “intruders” stand out and are
more easily identified. By using buildings, fences, pavement, signs,
lighting and landscape to express ownership and define public,
semi-public and private space, natural territorial reinforcement
occurs. Natural Territorial Reinforcement design objectives include:
❖ Maintain premises and landscaping such that it communicates an alert and active presence
occupying the space.
❖ Provide trees in residential areas. Research results indicate that outdoor residential spaces
with more trees are seen as significantly more attractive, safer, and more likely to be used
than similar spaces without trees.
❖ Restrict private activities to defined private areas.
❖ Display security system signage at access points.
❖ Place amenities such as seating or refreshments in common areas in a commercial mixed
use setting to attract larger numbers of desired users.
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❖ Schedule activities in common areas to increase proper uses, attract more people and
increase the perception that these areas are controlled.
Territorial reinforcement measures make the normal user feel safe and make the potential
offender aware of a substantial risk of apprehension or scrutiny.
D. Natural Access Control
Natural access control limits the opportunity for crime by taking steps to clearly
differentiate between public and private space. By selectively placing entrances and exits,
fencing, lighting and landscape to limit access or control flow, natural access control occurs.
Natural Access Control design objectives include:
❖ Use a single, clearly identifiable point of entry.
❖ Use structures to divert visitors to reception areas.
❖ Use low, thorny bushes beneath ground level windows.
❖ Avoid design features that provide access to roofs and upper
levels.
❖ In the front yard, use waist-level, fencing along residential
property lines wherever possible to control access and encourage surveillance.
❖ Use a locking gate between front and backyards.
❖ Use shoulder-level, open type fencing along lateral residential property lines between
side yards. They should be sufficiently unencumbered with landscaping to promote
social interaction between neighbors.
❖ Use substantial, high, closed fencing between backyards and a public alley.
❖ Natural access control is used to complement mechanical and operational access
control measures, such as target hardening.
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E. Community Based Organizations
In the final analysis, government, planners and builders can only create the physical
environment within which a neighborhood operates. Over time,
neighbors own the neighborhood and they are responsible for the
neighborhood character sense of community and safety. A community
based formal and/or informal organization can play the decisive role.
Implementation of a safe community requires constant attention to the
changing needs of the residents. A Master Homeowner’s Association
(or similar community organization) is the natural catalyst to bring
residents together in a productive atmosphere of community
involvement. Activities, clubs, events and services including a monthly newsletter, holiday
displays, sports programs, etc. can facilitate interaction and reinforce relationships. The
following design guidelines should be considered for the Resort Village:
❖ The neighborhood is designed with human scale foremost
❖ Neighborhood design fosters interaction
❖ Neighborhood design creates a sense of ownership and responsibility
❖ Real and symbolic resident control within the neighborhood can be provided through
signage, paving, landscaping and street furnishings
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Attachment “A”
“Approved Plant List”
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1
UNIVERSITY VILLAGES
VILLAGE 3 AND A PORTION OF VILLAGE 4
APPROVED MASTER PLANT LIST
MARCH 2021
FUEL MODIFICATION ZONE 1
BOTANICAL NAME COMMON NAME
NOTES
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically
compromising existing Preserve vegetation. Notes provided below must be adhered to and planting must
be implemented in accordance with the Chula Vista Fire Department’s fuel modification guidelines
summarized in the Village 3 North and a Portion of Village 4 Fire Protection Plan and subsequent
amendments.
Trees:
Heteromeles arbutifolia
Toyon
May be planted within Fuel Management
Zone 1 up to 10% of the plant palette mix. No
single mass shall exceed 400 sf. These shall be
spaced such that the nearest shrub is no closer
than the tallest shrub height (at maturity)
Metrosideros exelsus (un-cut
leader)
New Zealand Christmas
Tree
Plantanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Rhus Iancea African Sumac
Plant acceptable on a limited basis (Max. 30%
of the area at the time of planting)
Shrubs, Cacti &
Groundcovers:
Acalypha californica California Copperleaf
Agave Shawii Coastal Agave
Arctostphylos ‘Emerald
Carpet’
Emerald Carpet
Mazanita
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be
utilized. No cultivars shall be permitted.
Bloomeria Crocea Common goldstar
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30%
of the area at the time of planting)
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BOTANICAL NAME COMMON NAME
NOTES
Comarostaphylis diversifolia Summer Holly
Cotoneaster dammeri
‘Lowfast’ Bearberry Cotoneaster
Cotoneaster horizontalis Rock Cottoneaster
Cylindropuntia prolifera Coast Cholla
Dudleya pulverulenta Chalk Lettuce
Encielia californica California Encelia
Epilobium californicum California Fushcia
Euphorbia misera Cliff Spurge
Galvezia speciosa Bush Snapdragon
Helianthemum scoprium Sun Rose
Isomeris arborea Bladder Pod
Iva hayesiana San Diego Marsh Elder
Lupinus succulentus Arroyo Lupine
Lycium californicum Box Thorn
Malachothamnus fasciculatus Chaparrel Bushmallow
Malamosa laurina Hollyleaf Cherry
Nassella pulchra Purple Needlegrass
Opuntia littoralis Coastal Prickly Pear
Cactus Plants must be locally sourced
Opuntia oricola No Common Name Plants must be locally sourced
Rhamnus crocea Redberry
Rhus Integrifolia Lemonade Berry
Ribes speciosum
Fuschia Flowering
Gooseberry
Salvia apiana
White Sage
May be planted in limited quantities and must
be properly spaced. S. mellifera is a prohibited
species
Simmondsia chinesnsis
Jojoba
May be planted in limited quantities and must
be properly spaced
Sisyrinchium bellum Blue-Eyed Grass
Thymus serphyllum ‘Reiters’ Creeping Thyme
Restricted to 30% of area at time of planting.
Use in irrigated areas only
Yucca schidigera Mojave Yucca
Yucca whipplei Our Lord’s Candle
Hydroseed Mix:
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BOTANICAL NAME COMMON NAME
NOTES
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be
utilized. No cultivars shall be permitted.
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30%
of the area at the time of planting)
Encielia californica California Encelia
Hazardia squarrosa Sawtooth Goldenfields
Isomeris arborea Bladder Pod
Iva hayesiana San Diego Marsh Elder
Layia platyglossa Tidy tips
Lupinus succulentus Arroyo Lupine
Malachothamnus fasciculatus Chaparrel Bushmallow
Malamosa laurina Hollyleaf Cherry
Nassella pulchra Purple Needlegrass
Phacelia campanularia California Blue Bells
Rhamnus crocea Redberry
Rhus Integrifolia Lemonade Berry
Salvia apiana White Sage
Sisyrinchium bellum Blue-Eyed Grass
Viguiera laciniata San Diego Sunflower
Yucca whipplei Our Lord’s Candle
Hydroseed Mix (Plantable Retaining Walls):
Baccharis Pilularis
Coyote Brush
Only local native shrub species will be
utilized. No cultivars shall be permitted.
Camissonia cheiranthifolia Beach Evening
Primrose
Ceanothus verrocosus
Wartystem Ceanothus
Plant acceptable on a limited basis (Max. 30%
of the area at the time of planting)
Clarkia bottae Botta's Clarkia
Eriophyllum confertiflorum Golden Yarrow
Hazardia squarrosa Sawtooth Goldenfields
Lasthenia californica California Gold Rush
Mimulus aurantiacus Sticky Monkey Flower
Plants must be locally sourced
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BOTANICAL NAME COMMON NAME
NOTES
Salvia apiana
White Sage
May be planted in limited quantities and must
be properly spaced. S. mellifera is a prohibited
species
Sisyrinchium bellum Western Blue-Eyed
Grass
Viguiera laciniata San Diego Sunflower
Yucca whipplei Our Lord’s Candle
FUEL MODIFICATION ZONE 2
BOTANICAL NAME COMMON NAME
NOTES
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically
compromising existing Preserve vegetation
Trees:
Quercus agrifolia Coast Live Oak
Shrubs, Cacti &
Groundcovers:
Acalypha californica California Copperleaf
Agave shawii Coastal Agave
Aristida pupurea Purple Three-Awn
Chlorogalum parviflorum Smallflower Soap Plant
Cotoneaster dammeri
‘Lowfast’ Bearberry Cotoneaster
Cylindropuntia prolifera Coast Cholla
Deinandra fasciculata Fascicled Tarplant
Dodonaea viscose Hop Bush
Plant acceptable on a limited basis (Max. 30%
of the area at the time of planting)
Dudleya pulverulenta Chalk Lettuce
Encelia californica Coastal Sunflower
Epilobium californicum California Fushcia
Euphorbia misera Cliff Spurge
Grindelia robusta Gum Plant
Helianthemum scoprium Sun Rose
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BOTANICAL NAME COMMON NAME
NOTES
Isomeris arborea Bladderpod
Lupinus succulentus Arroyo Lupine
Lycium californicum Box Thorn
Malachothamnus fasciculatus Chaparrel Bushmallow
Mirabilis californica Wishbone Bush
Nassella pulchera Purple Needlegrass
Opuntia littoralis Coastal Prickly Pear
Cactus Plants must be locally sourced
Opuntia oricola No Common Name Plants must be locally sourced
Prunus ilicifolia Hollyleaf Cherry
Rhamnus crocea Redberry
Rhus integrefolia Lemonade Berry
Ribes speciosum
Fuschia Flowering
Gooseberry
Salvia apiana
White Sage
May be planted in limited quantities and must
be properly spaced. S. mellifera is a prohibited
species
Simmondsia chinesnsis Jojoba
Sisyrinchium bellum Western Blue-Eyed
Grass
Yucca schidigera Mojave Yucca
Yucca whipplei Foothill Yucca
Hydroseed Mix:
Bloomeria crocea Common Goldstar
Encelia californica Coastal Sunflower
Eriophyllum confertiflorum Golden Yarrow
Gnaphalium bicolor Bicolor Cudweed
Hazardia squarrosa Sawtooth Goldenfields
Heteromeles arbutifolia Toyon
Isomeris arborea Bladderpod
Isocoma menziesii Coast Goldenbush
Lasthenia californica Goldfields
Layia platyglossa Tidy tips
Lupinus bicolor Miniature Lupine
Lupinus succulentus Arroyo Lupine
Nassella pulchera Purple Needlegrass
Phacelia campanularia California Blue Bells
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BOTANICAL NAME COMMON NAME
NOTES
Plantago erecta Dot-Seed Plantain
Rhamnus crocea Redberry
Rhus integrefolia Lemonade Berry
Salvia apiana
White Sage
May be planted in limited quantities and must
be properly spaced. S. mellifera is a prohibited
species
Sisyrinchium bellum Blue-Eyed Grass
Sphaeralcea ambigua Desert Mallow
Viguiera laciniata San Diego Sunflower
Yucca whipplei Foothill Yucca
Hydroseed Mix (Plantable Retaining Walls -
irrigated):
Clarkia bottae Botta’s Clarkia
Eriophyllum confertiflorum Golden Yarrow
Eschscholzia californica California Poppy
Hazardia squarrosa Sawtooth Goldenfields
Lasthenia californica Goldfields
Mimulus aurantiacus4 Sticky Money Flower
Sisyrinchium bellum Blue-Eyed Grass
Viguiera laciniata San Diego Sunflower
5/26/2021 PC Agenda Page 998 of 1005
1
REGULAR MEETING OF THE PLANNING COMMISSION
Meeting Minutes
April 28, 2021, 6:00 p.m.
Virtual, Via Teleconference
Present: Commissioner Burroughs, Commissioner De La Rosa,
Commissioner Milburn, Commissioner Nava, Commissioner
Torres, Vice Chair Zaker, Chair Gutierrez
Also Present: Deputy City Attorney Shirey
Others Present Development Services Director Allen, Development Services
Assistant Director Black, Deputy City Attorney Shirey, Sr.
Administrative Secretary Salvacion, Associate Planner Young
Pursuant to the Governor of the State of California's Executive Order N-29-20, and in
the interest of public health and safety during the COVID -19 pandemic, members of the
Planning Commission and staff participated in this meeting via teleconference. All votes
were taken by roll call.
_____________________________________________________________________
1. CALL TO ORDER
A regular meeting of the Planning Commission of the City of Chula Vista was
called to order at 6:00 p.m. via teleconference.
2. ROLL CALL
Secretary Salvacion called the roll.
3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
Commissioner Torres led the Pledge of Allegiance.
5/26/2021 PC Agenda Page 999 of 1005
2
4. PUBLIC COMMENTS
There were none.
5. PUBLIC HEARINGS
There were none.
5.1 CONSIDERATION OF DESIGN REVIEW AND TENATIVE SUBDIVISION
MAP FOR 16 CONDOMINIUM UNITS
Moved by De La Rosa
Seconded by Torres
A) Adopt a resolution approving Design Review Permit DR18 -0016 for the
construction of sixteen condominium units; and B) Adopt a resolution
approving Tentative Subdivision Map PCS18-0003to subdivide a 0.6 acre
site located at 345 Moss Street into sixteen condominium units.
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
6. ACTION ITEMS
6.1 APPROVAL OF MEETING MINUTES
The Commission requested that the minutes of February 24, 2021 reflect
the Commission's request for an update regarding the Balanced
Community policy.
Moved by Zaker
Seconded by Nava
Approve the minutes of January 22, 2020, February 12, 2020, January 27,
2021, and February 24, 2021
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
6.2 WRITTEN COMMUNICATIONS
Moved by De La Rosa
Seconded by Gabe Gutierrez, Chair
5/26/2021 PC Agenda Page 1000 of 1005
3
Commission excuse the absence
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
OTHER BUSINESS
7. STAFF COMMENTS
Development Services Director Allen mentioned that staff will implementing a
new software for agenda packets and improvements have been made in the staff
report.
8. CHAIR COMMENTS
None.
9. COMMISSIONERS' COMMENTS
10. ADJOURNMENT
The meeting was adjourned at 7:01 p.m.
Minutes prepared by: Patricia Salvacion, Planning Commission Secretary
_________________________
Patricia Salvacion, Secretary
5/26/2021 PC Agenda Page 1001 of 1005
1
REGULAR MEETING OF THE PLANNING COMMISSION
Meeting Minutes
April 28, 2021, 6:00 p.m.
Virtual, Via Teleconference
Present: Commissioner Burroughs, Commissioner De La Rosa,
Commissioner Milburn, Commissioner Nava, Commissioner
Torres, Vice Chair Zaker, Chair Gutierrez
Also Present: Deputy City Attorney Shirey
Others Present Development Services Director Allen, Development Services
Assistant Director Black, Deputy City Attorney Shirey, Sr.
Administrative Secretary Salvacion, Associate Planner Young
Pursuant to the Governor of the State of California's Executive Order N-29-20, and in
the interest of public health and safety during the COVID -19 pandemic, members of the
Planning Commission and staff participated in this meeting via teleconference. All votes
were taken by roll call.
_____________________________________________________________________
1. CALL TO ORDER
A regular meeting of the Planning Commission of the City of Chula Vista was
called to order at 6:00 p.m. via teleconference.
2. ROLL CALL
Secretary Salvacion called the roll.
3. PLEDGE OF ALLEGIANCE TO THE FLAG AND MOMENT OF SILENCE
Commissioner Torres led the Pledge of Allegiance.
5/26/2021 PC Agenda Page 1002 of 1005
2
4. PUBLIC COMMENTS
There were none.
5. PUBLIC HEARINGS
5.1 CONSIDERATION OF DESIGN REVIEW AND TENATIVE SUBDIVISION
MAP FOR 16 CONDOMINIUM UNITS
Notice of the hearing was given in accordance with legal requirements and
the hearing was held on the date and no earlier than the time specified in
the notice.
Associate Planner Caroline Young gave a presentation of the item and
answered questions of the Commission.
Chair Gutierrez opened the public hearing and called for a four minute
pause to allow members of the public to submit electronic comments on
the item. Secretary Salvacion announced that no electronic comments
had been received and no comments had been received via email.
There being no members of the public who wished to submit a comment,
Chair Gutierrez closed the public hearing.
Moved by De La Rosa
Seconded by Torres
A) Adopt a resolution approving Design Review Permit DR18-0016 for the
construction of sixteen condominium units; and B) Adopt a resolution
approving Tentative Subdivision Map PCS18-0003to subdivide a 0.6 acre
site located at 345 Moss Street into sixteen condominium units.
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
6. ACTION ITEMS
6.1 APPROVAL OF MEETING MINUTES
The Commission requested that the minutes of February 24, 2021 reflect
the Commission's request for an update regarding the Balanced
Community policy.
Chair Gutierrez opened the public hearing and called for a two minute
pause to allow members of the public to submit electronic comments on
5/26/2021 PC Agenda Page 1003 of 1005
3
the item. Secretary Salvacion announced that no electronic comments
had been received and no comments had been received via email.
There being no members of the public who wished to submit a comment,
Chair Gutierrez closed the public hearing.
Moved by Zaker
Seconded by Nava
Approve the minutes of January 22, 2020, February 12, 2020, January 27,
2021, and February 24, 2021
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
6.2 WRITTEN COMMUNICATIONS
Chair Gutierrez opened the public hearing and called for a two minute
pause to allow members of the public to submit electronic comments on
the item. Secretary Salvacion announced that no electronic comments
had been received and no comments had been received via email.
There being no members of the public who wished to submit a comment,
Chair Gutierrez closed the public hearing.
Moved by De La Rosa
Seconded by Gabe Gutierrez, Chair
Commission excuse the absence
Yes (7): Burroughs, De La Rosa, Milburn, Nava, Torres, Zaker, and Gabe
Gutierrez, Chair
Carried (7 to 0)
OTHER BUSINESS
7. STAFF COMMENTS
Development Services Director Allen mentioned that staff will implementing a
new software for agenda packets and improvements have been made in the staff
report.
8. CHAIR COMMENTS
5/26/2021 PC Agenda Page 1004 of 1005
4
None.
9. COMMISSIONERS' COMMENTS
None.
10. ADJOURNMENT
The meeting was adjourned at 7:01 p.m.
Minutes prepared by: Patricia Salvacion, Planning Commission Secretary
_________________________
Patricia Salvacion, Secretary
5/26/2021 PC Agenda Page 1005 of 1005