HomeMy WebLinkAboutAttachment 02j. - Water 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 Water Service for Otay Ranch Villages 3 North, a Portion of
4, 8 East, and 10 (October 2014 Water Study) was prepared as a supporting document to the
EIR. The October 2014 Water 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 Water 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
Water Demand Projection – October 2014 Water Study
Table 1 summarizes the projected average water demands for Village 8 East based on the
approved land use plan as presented in the October 2014 Water Study. The October 2014
Water Study analysis used the water demand factors from the April 2013 revision of the 2008
Otay Water District Water Resources Master Plan.
TABLE 1
VILLAGE 8 EAST APPROVED LAND USE PLAN
PROJECTED WATER DEMANDS (OCTOBER 2014 WATER STUDY)
Land Use1 Quantity Demand
Factor
Average Demand,
gpd
Single Family Residential (3-8 Du/Ac) 303 units 500 gpd/unit 151,500
Single Family Residential (>8 Du/Ac) 640 units 300 gpd/unit 192,000
Multi-Family Residential 2,617 units 255 gpd/unit 667,335
Commercial 8.6 ac 1,607 gpd/ac 13,820
School 10.8 ac 1,428 gpd/ac 15,422
CPF 2.9 ac 714 gpd/ac 2,071
Park2 58.8 ac 0 gpd/ac 6,891
TOTAL 1,049,039
1. Open space preserve, freeway lots and AR-11 are not calculated because either no water demand is
projected from these areas or they are not currently proposed for development.
2. To be irrigated with recycled water. Nominal potable water use has been estimated for standard fixtures
(lavatories, drinking fountains, etc.).
Water Demand Projection – Proposed Plan (2023 SPA Amendment)
Table 2 summarizes the projected average water demands for Village 8 East based on the
currently proposed 2023 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 October 2014 Water 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 WATER DEMANDS (2023 SPA AMENDMENT)
Land Use1 Quantity Demand
Factor
Average Demand,
gpd
Multi-Family Residential 3,012 units 170 gpd/unit 512,040
Commercial 51.5 ac 1,607 gpd/ac 82,761
Multi-Family Residential Alternative
for Elementary School Site2 264 units 170 gpd/unit 44,880
CPF 1.2 ac 714 gpd/ac 857
Park/Active Recreation3 73.2 ac 0 gpd/ac 9,051
TOTAL 649,589
1. Internal and external circulation, open space, open space preserve, and future development areas are
not calculated because either no water demand 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 demand of 44,880
gpd is conservatively calculated based on multi-family land use. Average demand would decrease to
14,280 gpd (10.0 net-acre school site x 1,428 gpd/acre = 14,280 gpd) if the site is utilized as a school site.
3. Parks and the AR-11 site will be irrigated with recycled water, but nominal potable water use has been
estimated for standard fixtures (lavatories, drinking fountains, etc.).
In comparing the projections from Tables 1 and 2, the proposed 2023 SPA Amendment will
decrease previous water demand projections by approximately 38.1 percent compared to the
October 2014 Water Study. This decrease in water demand is a result of applying the Otay
Water District’s reduced water demand factors since the time of the October 2014 Water
Study, and the shift away from single family units for multi-family units within Village 8
East. This decrease in demand is not expected to change backbone water line sizing for the
project as onsite water lines will be sized based primarily on fire flow requirements.
A Subarea Master Plan (SAMP) will be prepared for review and approval by the Otay Water
District prior to final engineering plan approvals for the project. The SAMP will contain
detailed hydraulic modeling to determine final backbone water system sizing and project
phasing information.
Jeff O’Connor
September 14, 2023
Page 5
Conclusion
The proposed 2023 SPA Amendment for Village 8 East will decrease demand by
approximately 38.1 percent from the projections in the October 2014 Water Study. This
decrease in local demands is not expected to change backbone water line sizing for the project.
From a water supply planning standpoint, the 2023 SPA Amendment results in a water
demand of 728 acre-feet per year for Village 8 East. In comparison to the 2013 Water Supply
Assessment and Verification report that was prepared for Villages 3 North, a Portion of 4, 8
East, and 10 (2014) that estimated a total water demand of 2,393 acre-feet per year (1,179
acre-feet per year for Village 8 East), the current proposed SPA Amendment would decrease
the previous projections by 451 acre-feet per year. Thus, there will be no impact on either
the proposed water line sizing for the project or water supply for the area as a result of the
proposed SPA Amendment. Attachment 2 presents the preliminary potable water plan for
Village 8 East. Backbone public water line sizing and alignments within Village 8 East shall
be confirmed during final engineering.
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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)
Site Utilization Plan
Village Core (VC)
Medium-High Residential (MH)
Open Space (OS)
Open Space Preserve (OSP)
Park (P) / Active Recreation (AR)
Community Purpose Facility (CPF)
School (H)
Future Development (FD)
CalTrans (CT)
Legend - Land Use
10005000
ATTACHMENT 2
VILLAGE 8 EAST
PRELIMINARY POTABLE WATER PLAN