HomeMy WebLinkAboutAttachment 02i. - Sewer Evaluation - Apr 2024Jeff O’Connor
September 14, 2023
Page 2
The proposed land use changes would reconfigure the Village Core mixed-use area to
accommodate multi-family residential uses, retail/commercial uses, an elementary school,
and a neighborhood park. The revised plan would remain consistent with the previously
authorized residential unit count total of 3,276 units for Village 8 East.
The October 2014 Overview of Sewer Service for Otay Ranch Villages 3 North, a Portion of
4, 8 East, and 10 (October 2014 Sewer Study) was prepared as a supporting document to the
EIR. The October 2014 Sewer Study was not revised for the 2020 Village 8 East project
amendment. The purpose of this memorandum is to evaluate the impact of the proposed land
use changes for Village 8 East on the findings and infrastructure requirements from the
October 2014 Sewer Study.
Village 8 East SPA Amendment Summary
A summary of proposed changes to the Village 8 East land use plan is provided as follows:
•Provide 20,000 square feet of commercial/retail uses.
•Distribute 1,348 multi-family homes across eight (8) Village Core parcels.
•Distribute 1,664 multi-family residential units across ten (10) parcels designated
Medium-High Residential.
Proposed Land Use Plan
As described in greater detail in the proposed project description, site utilization plan, and
land use summary table included in Attachment 1, the proposed project includes changes to
the backbone streets, land uses, and residential unit types and distribution throughout the
village.
Jeff O’Connor
September 14, 2023
Page 3
Sewer Flow Projections – October 2014 Sewer Study
Table 1 summarizes the projected average sewer flows for Village 8 East based on the
approved land use plan as presented in the October 2014 Sewer Study. The October 2014
Sewer Study analysis used the sewer generation factors from the 2012 City of Chula Vista
Subdivision Manual.
TABLE 1
VILLAGE 8 EAST APPROVED LAND USE PLAN
PROJECTED SEWER FLOWS (OCTOBER 2014 SEWER STUDY)
Land Use1 Quantity Flow
Factor
Average Flow,
gpd
Single Family Residential 943 units 265 gpd/unit 249,895
Multi-Family Residential 2,617 units 198.75 gpd/unit 520,129
Commercial 9.5 ac 2,500 gpd/ac 23,750
School 1,061 students 15 gpd/student 15,915
CPF 4.5 ac 2,500 gpd/ac 11,250
Park 58.8 ac 500 gpd/ac 29,400
TOTAL 850,339
1.Internal and external circulation, open space, open space preserve, private open space, freeway lots,
future development areas, and AR-11 are not calculated either because no sewer flow is projected, or
these areas are not proposed for development at this time.
Sewer Flow Projection – Proposed Plan (2023 SPA Amendment)
Table 2 summarizes the projected average sewer flows for Village 8 East based on the
currently proposed 2023 SPA Amendment. This projection uses current sewage generation
factors from the City of Chula Vista. The decrease in sewer generation factors compared to
the October 2104 Sewer Study is due to water conservation efforts in recent years and the
proposed changes in residential densities.
Jeff O’Connor
September 14, 2023
Page 4
TABLE 2
VILLAGE 8 EAST PROPOSED LAND USE PLAN
PROJECTED SEWER FLOWS (2023 SPA AMENDMENT)
Land Use1 Quantity Flow
Factor
Average Flow,
gpd
Multi-Family Residential 3,012 units 182 gpd/unit 548,184
Commercial 51.5 ac 1,401 gpd/ac 72,152
Multi-Family Residential Alternative
for Elementary School Site2 264 units 182 gpd/unit 48,048
CPF 1.2 ac 1,401 gpd/ac 1,681
Park/Active Recreation 73.2 ac 410 gpd/ac 30,012
TOTAL 700,077
1.Internal and external circulation, open space, open space preserve, and future development areas are
not calculated because either no sewer flow is projected, or these areas are not proposed for development
at this time.
2. The elementary school site has an underlying “High” residential land use designation that could
accommodate 264 multi-family units if the site is not utilized as a school site. Average flow of 48,048
gpd is conservatively calculated based on multi-family land use. Average flow would decrease to
11,810 gpd (10.0 net-acre school site x 1,181 gpd/acre = 11,810 gpd) if the site is utilized as a school site.
In comparing the projections from Tables 1 and 2 the proposed SPA Amendment will reduce
previous sewer flow projections by approximately 17.7 percent relative to the October 2014
Sewer Study. This decrease in sewer flow is a result of reduced sewer generation factors
since the time of the October 2014 Sewer Study, and the shift away from single family units
for multi-family units within Village 8 East.
Regional Sewer System Analysis
All sewage flows from Village 8 East will be conveyed to the Salt Creek Interceptor. The Salt
Creek Interceptor was analyzed as part of the approved EIR for the project based on the
sewer flows from the October 2014 Sewer Study which are approximately 17.7 percent higher
than the current projected flows. Based on the reduction in sewage generation for Village 8
East, the Salt Creek Interceptor has adequate capacity to serve the proposed Village 8 East
SPA Amendment.
Jeff O’Connor
September 14, 2023
Page 5
Conclusion
The proposed SPA Amendment for Village 8 East will reduce sewer flows from the land uses
and projections presented in the October 2014 Sewer Study by approximately 17.7 percent.
From a regional planning standpoint, all flows from the project will go to the Salt Creek
Interceptor and based on the results of this analysis, the proposed SPA Amendment will not
create any new impacts. Attachment 2 presents the preliminary sewer plan for Village 8
East. Backbone public sewer line sizing and alignments within Village 8 East shall be
confirmed during final engineering.
FF:ah
Attachments
ATTACHMENT 1
VILLAGE 8 EAST
PROJECT DESCRIPTION
SITE UTILIZATION PLAN
AND
LAND USE SUMMARY
September 6, 2023 Page 1
OTAY RANCH VILLAGE 8 EAST REPLANNING
PROJECT DESCRIPTION
APPLICANT: HOMEFED OTAY LAND II, LLC
Otay Ranch Village 8 East is south of the extension of Main Street, north of the Otay River Valley,
east of Village 8 West and west of SR-125. This urban village was originally approved by the
Chula Vista City Council in 2014 and subsequently amended in 2020. Current entitlements
accommodate a total of 3,276 residential units, including 943 detached homes, 1,893 attached
homes and 440 multi-family units in a mixed-use setting, 20,000 square feet of retail/commercial
uses, an elementary school site, a neighborhood park and the 51.5-acre (gross) Otay Ranch
Community Park South. Access to the village is provided via the extension of Main Street and La
Media Parkway with emergency and pedestrian access to the community park provided along a
utility corridor in the southeast portion of Village 8 East. Primary access to the community park is
via existing Avenida Caprise within Village 8 West.
HomeFed Otay Land II, LLC, (Applicant), proposes to amend the Village 8 East land use plan to
reflect current market conditions and housing needs and to ensure the community relates more
closely to the adjacent Village 8 West community and future Village 9 planned east of SR -125.
The replanning effort also addresses the redesign of the SR-125 interchanges at Main Street and
La Media Parkway.
Village 8 East Proposed Land Use: The Proposed Village 8 East Land Use Plan would include
a Village Core area that would accommodate a mix of uses including multi-family residential and
retail/commercial uses along with an elementary school site and a centrally located neighborhood
park. A future multi-modal bridge, planned to accommodate Neighborhood Electric Vehicles
(NEV), bicycles and pedestrians is also planned in the Village Core linking Village 8 East and
future Village 9.
The proposed project would include 20,000 square feet of commercial/retail uses and 1,348 multi-
family homes distributed across eight Village Core parcels. Other residential land uses include
1,664 multi-family residential units in 10 parcels designated Medium-High Residential. The
elementary school site has an underlying “High” residential land use designation that could
accommodate 264 multi-family units if the site is not utilized as a school site. The project also
includes an alternative elementary school site/neighborhood park site configuration which would
increase the size of the elementary school site and correspondingly reduce the neighborhood park
site. This alternative configuration would be implemented based on the needs of the Chula Vista
Elementary School District.
The project also includes 253.6 acres of Preserve Open Space, 16.4 acres of manufactured
slopes/basins and the 22.6-acre active recreation site (AR-11) located east of SR-125.
Approximately 15.3 acres comprising perimeter slope areas are included in the gross acres of
development parcels. The Village 8 East Final Map(s) will include open space easements over
perimeter slope areas based on final engineering designs. The 43.3-acre (gross) Otay Ranch
Community Park South is located south of Village 8 East. An existing water quality basin that
serves Village 8 West is located in the western portion of the community park and the proposed
project includes an additional water quality basin in the eastern portion of the community park to
serve Village 8 East.
September 6, 2023 Page 2
Village 8 East SPA Site Utilization Table (Revised)
Parcel
Permitted
Density Range
Estimated
Units1
Gross
Acres2
Estimated
Density3
Medium High Multi-Family Residential
R-1 11-18 du/ac.154 9.9 15.6
R-2 11-18 du/ac.163 10.7 15.2
R-3 11-18 du/ac.162 11.4 14.2
R-4 11-18 du/ac.147 10.9 13.5
R-5 11-18 du/ac.155 11.0 14.1
R-6 11-18 du/ac.143 10.3 13.9
R-7 11-18 du/ac.226 15.8 14.3
R-8 11-18 du/ac.176 14.0 12.6
R-9 11-18 du/ac.196 15.4 12.7
R-10 11-18 du/ac.142 11.5 12.3
Total MH 1,664 120.9 13.8
Village Core 3
VC-1 18-45 du/ac.275 7.6 36.2
VC-2 18-45 du/ac.430 11.3 38.1
VC-3A 18-45 du/ac.161 5.5 29.3
VC-3B5 18-45 du/ac.0 5.6 0.0
VC-4 18-45 du/ac.192 4.5 42.7
VC-55 18-45 du/ac.0 5.7 0.0
VC-6 18-45 du/ac.142 5.3 26.8
VC-7 18-45 du/ac.148 6.0 24.7
Total VC 1,348 51.5 26.2
Subtotal Residential 3,012 172.4
Other
Community Purpose Facility6
CPF-1 1.2
Subtotal CPF 1.2
Parks
P-17 7.3
P-2A 15.2
P-2B 28.1
AR-11 22.6
Total Parks 73.2
School
S-17 8 264 11.3
September 6, 2023 Page 3
Parcel
Permitted
Density Range
Estimated
Units1
Gross
Acres2
Estimated
Density3
Open Space
MSCP Preserve OS (Lots 1-4) 253.6
Manufactured/Basin OS (Lots 5-7) 16.4
Total Open Space 270.0
Circulation
Internal 22.5
External 9.2
Total Circulation 31.7
Caltrans Lots (to be dedicated)
CT-1 1.7
CT-2 0.1
CT-3 1.9
Total Caltrans Lots 3.7
Future Development
Lot A 1.0
Lot B 8.4
Total Future Development 9.4
Subtotal Other 400.5
OVERALL SPA TOTAL9 3,276 572.9
September 6, 2023 Page 4
NOTES:
1 Estimated Units are provided for planning purposes only, do not represent the final unit allocation for
each parcel and shall not be used to limit or restrict the final units allocated to any parcel.; The final unit
allocation must remain consistent with the permitted density range applicable to the parcel. The final
unit allocation shall be determined during Design Review and shall be documented in the Unit Tracking
Table (Village 8 East SPA Plan, Attachment 1). Revisions to the Site Utilization Table s hall not be
required based on changes to the Estimated Units presented herein.
2 Final acreage information to be determined during final engineering. Acreage may vary due to
rounding. Residential and Village Core gross acreage includes approximately 15.3 of perimeter open
space areas. The future Village 8 East Final Map(s) to include open space easements over perimeter
open space slopes as determined during final design.
3 Estimated Density calculated based on gross parcel acreage. Final density to be determined during
Design Review.
4 20,000 SF of commercial uses are authorized within Village 8 East. Commercial SF may be developed
within a single parcel designated VC or distributed among any parcel designated VC (VC-1 through
VC-7). The final distribution of commercial SF to be determ ined during Design Review. The “Permitted
Density Range” is not applicable to VC parcels with no residential units.
5 VC-3B and VC-5 are anticipated to be developed with non-residential uses only, consistent with the
Village Core zoning district. The “Permitted Density Range” is not applicable to VC parcels with no
residential units.
6 Per the Land Offer Agreement (7/8/2014), the Village 8 East SPA Plan shall designate 4.0 acres of
CPF land. The Applicant is proposing to meet a portion of the Village 8 East CPF obligation by
designating the 1.2-acre CPF-1 site as a private recreation facility. Pursuant to the Development
Agreement Amendment, the remaining 2.8 acre CPF obligation shall be satisfied within Otay Ranch
Planning Area 20 South.
7 Both the Village 8 East SPA Plan and Tentative Map include the "Proposed” and “Alternative”
configuration and acreage for the S-1 School Site and P-1 Neighborhood Park. Either the Proposed or
Alternative may be implemented without the need for an amendment to the SPA Plan or TM. The final
neighborhood park acreage shall be addressed in the future Village 8 East Parks Construction
Agreement.
8 The S-1 school site has an underlying residential land use designation of High Residential. If the site is
not developed as a school site, then it shall be developed as residential; however, if the site is developed
as an elementary school, then the 264 units may be reallocated to another Village 8 East parcel or
transferred to another village, as permitted in the Village 8 East PC District Regulations, Chapter 10,
Implementation.
9 Village 8 East acreage adjusted from approved 2014 development area to reflect changes in SR -125
ROW and to facilitate the future SR-125 ROW Decertification process.
Circulation: Main Street, between the Village 8 West couplet and the future SR-125 Interchange,
would be implemented as a 6-lane prime arterial roadway and includes a grade-separated expanded
Regional Trail designed to accommodate a 5-foot bike lane and 10-foot Chula Vista Regional Trail
on the south side. Local bus stops are provided on both sides of Main Street. Transit access would
be provided in shared flow travel lanes.
La Media Parkway, from its eastern terminus in Village 8 West, would continue through Village
8 East as a four-lane major road with a 17-foot Chula Vista Regional Trail comprised of a 5-foot
sidewalk and 12-foot-wide, two-way NEV/Bike Route on the south side. On the north side of La
Media Parkway, an 11-foot Chula Vista Regional Trail is provided west of La Palmita Drive and
5-foot sidewalk is provided east of La Palmita Drive. Transit access is planned in shared flow
travel lanes.
September 6, 2023 Page 5
SR-125: Concurrent with the replanning effort in Village 8 East, CALTRANS has initiated a
Project Study Report-Project Development Support (PSR-PDS) to evaluate alternatives that
provide new local street connections, increase capacity, improve mobility, and relieve congestion
on State Route 125 (SR-125) between the Otay River and Birch Road. The PSR-PDS includes
four preliminary designs for the SR-125 interchanges at Main Street and Otay Valley Road. The
Village 8 East land use plan reflects Alternative B. The TM will be revised to reflect the ultimate
SR-125 ROW and design.
Alternative B: Couplet/Parallel Street System Interchange Alternative B consists of a
couplet/parallel street system interchange with ramps at Main Street and Otay Valley Road acting
as a single freeway access point via connected one-way frontage roads (Type L-5 per Caltrans
Highway Design Manual (HDM) Section 502.2(C)). For this alternative, vehicles traveling
northbound on SR-125 would exit at Otay Valley Road and enter SR-125 at Main Street. Similarly,
southbound vehicles would exit SR-125 at Main Street and enter SR-125 at La Media Parkway.
The on/off ramps at La Media Parkway and Main Street will be connected by two-lane, one-way
frontage roads. This alternative will include three La Media Parkway Valley Road (approximately
94’-4” wide), and a new multi-modal bridge (22’ wide).
Discretionary Actions: Discretionary actions which require City Council and Planning
Commission consideration and/or approval. The Proposed Project includes an Addendum to Otay
Ranch University Villages Project Comprehensive SPA Plan Amendment Final Environmental
Impact Report (FEIR) (EIR 13-01; SCH No. 2013071077); approved December 2014,
amendments to the City of Chula Vista General Plan, the Otay Ranch General Development Plan,
the Otay Ranch Village 8 East Sectional Planning Area Plan, and Appendices, a Rezone and
approval of Village 8 East Tentative Map CVT No. 22-0005. A Development Agreement
amendment is also proposed as part of the Proposed Project.
Technical Reports and Memos: The following technical reports and memos would be prepared
for the proposed project:
•Biological Resources Technical Memorandum (Dudek)
•Air Quality and Global Climate Change Technical Memorandum (Dudek)
•Health Risk Assessment Screening Letter (Ldn Consulting, Inc.)
•Noise Assessment Technical Memorandum (Dudek)
•Comprehensive Project Information Form/Trip Generation Analysis Update (Chen Ryan)
•Archaeological Evaluation of Cultural Resources Letter (Dudek)
•Master Drainage Study (Hunsaker)
•PDP SWQMP (Hunsaker)
•Overview of Sewer Service Update (Wilson Engineering)
•Overview of Water Service Update (Wilson Engineering)
•Geotechnical Investigation Letter (GEOCON)
•Fiscal Impact Analysis Update (Development Planning & Financing Group)
ATTACHMENT 2
VILLAGE 8 EAST
PRELIMINARY SEWER PLAN