HomeMy WebLinkAboutAttachment 03 - General Plan Amendment ReportOTAY RANCH VILLAGE 8 EAST
Chula Vista General Plan Amendment
Justification Report
GPA22-0002
April 2024
PREPARED FOR:
HOMEFED OTAY LAND II, 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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TABLE OF CONTENTS
I. Introduction & Background ........................................................................................................... 1
II. Existing Site Conditions ................................................................................................................ 1
III. Village 8 East Project Proposal.................................................................................................. 3
A. Development Schedule .............................................................................................................. 4
B. Other Village 8 East Entitlements.............................................................................................. 4
IV. Land Use Considerations ........................................................................................................... 5
V. Economic Considerations .......................................................................................................... 5
VI. Environmental Considerations ................................................................................................... 6
VII. Housing Development Considerations ...................................................................................... 6
VIII. Infrastructure Considerations ..................................................................................................... 6
IX. Public Benefit Consideration ..................................................................................................... 6
X. Annexation ................................................................................................................................. 6
XI. List of Proposed General Plan Amendments ............................................................................. 6
Attachment A: Otay Ranch Village 8 East General Plan Consistency Analysis
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OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 1
I. Introduction & Background
The Village 8 (Village 8 West and Village 8 East) portion of Otay Ranch 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 Village 8 an Urban Village with a mix of land uses.
In 2014, the Chula Vista City Council approved the Village 8 East Sectional Planning Area
(SPA) Plan (Resolution No. 2014-235), Tentative Map (CVT No. 13-03) (Resolution No.
2014-238) and associated amendments to the Chula Vista General Plan (CVGP) and GDP. On
February 18, 2020, an amendment to the Village 8 East SPA Plan (Resolution No. 2020-236)
and Tentative Map (Resolution No. 2020-237) were approved by the Chula Vista City Council.
This amendment transferred 284 multi-familly units from Village 8 East to Village 8 West,
reducing the authorized units in Village 8 East from 3,590 to 3,276. HomeFed Otay Land II,
LLC (HomeFed) is proposing amendments to the Village 8 East land uses and other associated
changes which necessitate amendments to the CVGP, including the following:
• Modify the areas designated “Mixed Use Residential”
• Change the land use designation of areas designated “Medium Residential” to
“Medium High Residential”
• Designate a “High Residential” area with an “ES” designation overlaid
• Shift the school and neighborhood park symbols to the western portion of Villag 8 East
• Rename Otay Valley Road to La Media Parkway
• Update the alignment of La Media Parkway and the proposed SR-125 interchange
location
• Update the CVGP Tables and exhibits to reflect the Proposed Project
Amendments to the CVGP are necessary to implement the proposed land use changes
described in more detail below and reflected in the amended Village 8 East SPA Plan and the
revised Village 8 East Tentative Map (CVT NO. 22-0005).
II. Existing Site Conditions
The Project Area is comprised of approximately 569 acres designated Village 8 East in the
Otay Ranch GDP. The Project Area is located in the central portion of the Otay Valley Parcel
of Otay Ranch – within the CVGP, Otay Ranch Subarea – Western District. The SPA Project
Area is within the municipal boundaries of the City of Chula Vista. The current CVGP
designates Village 8 East an urban village containing Residential Medium, an elementary
school site, Mixed Use Residential, up to 20,000 SF of retail and a neighborhood park. The
Project Area is governed by the Planned Community (PC) District Regulations approved with
the SPA Plan.
The Project Area was historically utilized for dry farming activities, is currently vacant, with
a portion of Project Area authorized as an off-site borrow/fill site as part of the adjacent Village
8 West grading operation.
Surrounding land uses include Village 7 to the north, Village 8 West to the west, the Otay
River Valley to the south and SR-125 to the east. The Project Area landform consists of large
mesas north of the Otay River Valley. The southern edge of Village 8 East consist of
undulating slopes and the Otay River Valley.
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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Future access to the Project Area is provided via the extension of La Media Parkway from its
existing terminus in Village 8 West and the easterly extension 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 8 East land use
designations are depicted on the “General Plan Land Use Diagram” provided below.
GENERAL PLAN VICINITY MAP
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 3
III. Village 8 East Project Proposal
The proposed Village 8 East SPA Plan includes a total of 3,276 dwelling units. At the General
Plan level, the proposed allocation of dwelling units between Mixed Use Residential and High
and Medium High Residential is different than the 2014 Village 8 East approved entitlements.
This residential unit redistribution maintains the existing entitlement and enables
implementation of innovative and new residential product types across multiple parcels. The
Mixed Use Residential land use category permits a mix of higher density residential and
commercial uses in either verticle or horizontal configurations within the Village Core. Other
land uses within Village 8 East include an elementary school site, a neighborhood park,
Community Purpose Facility sites, manufactured open space and Preserve open space.
A variety of residential product types are proposed within Village 8 East, including detached
homes and attached multi-family product types including row townhomes, custer homes,
triplex homes and apartment homes, many in a mixed use setting. Non-residential land uses
include up to 20,000 SF commercial uses within the Mixed Use Residential area.
The Otay Ranch Community Park South is also within the Village 8 East SPA boundary and
is designated active recreation as part of the CVGP Otay Valley District. In 2014, a portion of
this site located south of Village 8 East and west of SR-125 was designated a community park
(Otay Ranch Community Park South) as part of the City’s park system. The remaining active
recreation area designated AR-11 in the Otay Ranch GDP is also within the SPA boundary and
is available for future development by the City of Chula Vista (property owner).
A comparison between the Village 8 East land uses approved in the 2014 Plan and the Proposed
Plan is depicted in the table provided below.
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 4
Land Use Comparison Table – 2014 vs Proposed Land Uses
2014 SPA Plan
Land Uses
Proposed 2024 SPA Plan
Land Uses
2014 vs. Proposed Land
Uses
Land Use Acres Units1 Acres Units Acres2 Units
Medium Residential 124.9 918 0 0 -124.9 -918
Medium High Residential 2.1 25 120.1 1,664 +118.0 +1,639
High Residential/School Site 10.8 11.3 264 -0.6 +264
Mixed Use Residential 65.2 2,333 59.0 1,348 -6.2 -985
Neighborhood Park 7.3 0 7.3 0 0 0
Community Park 51.5 43.3 -8.2
Active Recreation (AR-11) 22.6 22.6 0
Manufactured Open Space 11.2 0 31.4 0 +20.2 0
Open Space Preserve 253.6 253.6 0
Community Purpose Facility 4.5 0 2.0 0 -2.5 0
Other3 21.6 18.5 -3.1
TOTAL 575.3 3,276 569.1 3,276 -7.3 0
*The Proposed Project includes a 284 unit reduction in the Residential High General Plan Land Use Designation within Village 8 East.
A. Development Schedule
The Village 8 East development schedule assumes entitlements are approved in early 2024.
Initial grading activities would be initiated in 2023, with build out anticipated over a 3-5 year
period.
B. Other Village 8 East Entitlements
Along with this proposed CVGP Amendment, HomeFed is concurrently processing the
following entitlements and agreements:
• Otay Ranch GDP Amendment (GDP22-0005);
• Village 8 East SPA Plan Amendment (including SPA Appendices) (SPA22-
0006);
• Village 8 East Tentative Map (CVT No. 22-0005);
• Rezone (ZC22-0003); and
• Development Agreement Amendment
1 The 2014 Land Uses reflects the 284 -unit reduction in the Residential High General Plan Land Use Designation within
Village 8 East.
2 The Proposed Project includes 7.3 acres less than the 2014 SPA Plan due to changes in SR -125 ROW.
3 Other category includes Future Development Lots A and B, external circulation and SR-125 Lots 1-3 for 2014 plan and
Future Development Lots A and B and external circulation for Proposed Plan.
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 5
IV. Land Use Considerations
Village 8 West and Village 8 East were originally envisioned as one village in the Otay Ranch
GDP; however, the villages were split along ownership lines during the SPA-level planning
and entitlement process. Since these areas were entitled in 2013/2014, HomeFed acquir ed
Village 8 East and has a vision for creating one village with strong linkages and design
elements. HomeFed is proposing land use changes to Village 8 East that would create a
cohesive village (Village 8 West and Village 8 East) and provide residents with access to
shared recreational amenities and a seamless design. In addition, proposed land use
amendments address changes in the real estate market since the original entitlements were
approved in 2014. The revised land use plan enables delivery of the full residential
entitlements and provides for a variety of product types, creating an opportunity for first time
home buyers, move-up home buyers and renters. The amended Village 8 East land use plan
creates an enhanced pedestrian, bicycle and Neighborhood Electric Vehicle (NEV) network
that features the future Multi-Modal bridge between Village 8 East and Village 9, the Chula
Vista Regional Trail, the Chula Vista Greenbelt Trail and an internal trail network featuring
Village Pathway connections and linkages between neighborhoods to an extensive trail
network.
The proposed Village 8 East land use plan enhances compatible with the adjacent Village 8
West, while creating a unique theme and experience for Village 8 East residents and visitors.
The architectural theme for Village 8 East is inspired by Eastern European influences and the
historical agrarian Otay Ranch property. The landscape concept is reflective of Village 8 West
further to implement this cohesive theme.
Because the proposed project intensity is consistent with the current CVGP and revisions to
the Village 8 East SPA Plan and Tentative Map remain consistent with the CVGP, no impacts
on adjacent development are anticipated.
V. Economic Considerations
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 8
East – Fiscal Impact Analysis, DPFG, 2024). The fiscal update model assumed full build out
of 3,276 residential units and no commercial square footage, which represents the most
conservative land use scenario. However, the Proposed Project includes development of up
to 20,000 SF of commercial uses; therefore, the anticipated fiscal outcome is likely to be more
positive than the following estimates. The results generated from the residential only fiscal
model meet the requirements of CVMC 19.09.040 and demonstrate that the Proposed Project
will generate a fiscal surplus in Years 1 - 20 ($452,114 - $3,573,827) representing cumulative
revenue of $48,014,928 through year 20.
The full fiscal analysis model and assumptions are provided in the Village 8 East SPA
Amendment Fiscal Summary Report dated April 2024. This report demonstrates that the
proposed project would comply with City requirements for new development.
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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VI. Environmental Considerations
Technical analyses and updates to 2014 technical reports were prepared to determine if the
Proposed Project resulted in any potential impacts on air quality, green house gas, noise,
cultural resources, biological resources, traffic and geology. The analyses support a
determination that approval and implementation of the proposed modifications to Village 8
East 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 8 East project is subject to the City of Chula Vista inclusionary affordable housing
requirements. This obligation to be addressed in the Balanced Communities Affordable
Housing Agreement [Otay Ranch Village 8 East].
VIII. Infrastructure Considerations
The 2014 Village 8 East SPA Plan includes a Public Facility Finance Plan (PFFP) that outlines
the infrastructure, services and facilities needed to serve Village 8 East, consistent with the
City’s Growth Management Ordinance (GMO). The City repealed the GMO in November
2022. A Supplemental PFFP (2024) was prepared for the project to address 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 facilities to ensure the
proposed Village 8 East Plan provides the infrastructure necessary to serve the Project Area
and complies with City requirements.
IX. Public Benefit Consideration
The community focus on wellness and outdoor activities will enhance the quality of life for
future residents. The creation of a vibrant “main street” village core containing village-serving
commercial/retail uses and market-rate for-sale and rental and affordable housing rental
homes, creates a synergy and balance of land uses and a dynamic environment where residents
may live, recreate and work. The proposed Village 8 East changes will positively impact
community character by creating a unique architectural and aesthetic theme that complement
Village 8 West, establishes a sense of place and help meet the need for housing within the City
of Chula Vista.
X. Annexation
No annexations actions are planned for Village 8 East.
XI. List of Proposed General Plan Amendments
With the proposed amendments, Village 8 East will remain consistent with the Chula Vista
General Plan land use, transportation, economic development, housing, public facilities and
services and environmental objectives and policies. This section provides a list of proposed
amendments by CVGP page number. Proposed revisions to CVGP diagrams, exhibits and
tables are provided below.
Chapter 5 – Land Use and Transportation Element
• General Plan Land Use Diagram (Figure 5-12, Page LUT-47)
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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o Modify the General Plan residential and mixed use land use designations by
eliminating Medium Residential and implementing Mixed Use Residential within the
Village Core area and High and Medium High Residential surrounding the Village
Core.
o Shift the elementary and neighborhood park symbol to the western portion of Village
8 East
o Realign La Media Parkway and shift the proposed SR-125 interchange to the north
• General Plan Land Use Distribution in 2030 (Acreages), (Table 5-6, Page LUT-56)
o Modify the land use acreages to reflect the proposed project
• General Plan Land Use in 2030 (Table 5-7, Page LUT-57)
o Modify the residential dwelling units within the Residential Medium, Residential
Medium High, High and Mixed Use Residential land use designations to reflect the
proposed project
• Otay Ranch Subarea – Central District (Figure 5-44, Page LUT-262)
o Modify the General Plan residential and mixed use land use designations by
eliminating Medium Residential and implementing Mixed Use Residential within the
Village Core area and High and Medium High Residential surrounding the Village
Core.
o Shift the elementary and neighborhood park symbol to the west
o Realign La Media Parkway and shift the proposed SR-125 interchange to the north
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 8
PROPOSED - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12 (PAGE LUT-47)
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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PROPOSED REVISION TO - GENERAL PLAN LAND USE DIAGRAM, FIGURE 5-12
(PAGE LUT-47)
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
Page 10
PROPOSED TABLE 5-6
GENERAL PLAN LAND USE DISTRIBUTION IN 2030 (ACREAGES)
(PAGE LUT-59)
GENERAL PLAN LAND USE DISTRIBUTION IN 2030 (ACREAGES)
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 1,474 - 187 288 895 32 72
Medium High 794 - 143 113 441 - 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 927 - 174 98 605 - 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 970 74 73 106 598 88 31
Open Space 7,327 100 215 617 3,600 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 23,806 6,820 16,636
1- The unincorporated portion of the Northwest Planning Area (87 acres of Residential Low) is included in the Unincorporated Sweetwater Subarea
column only.
2- Streets, freeways, utility right-of-ways
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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PROPOSED TABLE 5-7
GENERAL PLAN LAND USE IN 2030
General Plan Land Use Designation 2030 Acres 2030 Dwelling
Units
RESIDENTIAL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,474 15,008
Medium High 794 12,009
High 533 15,870
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL
Retail 826
Visitor 148
Professional & Office 160
MIXED USE
Mixed Use Residential 927 16,648
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 970
Open Space 7,327
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 58,700 124,958
* Streets, freeways, utility right-of-ways
*Streets, freeways, utility right-of-ways
OTAY RANCH VILLAGE 8 EAST
CHULA VISTA GENERAL PLAN AMENDMENT JUSTIFICATION REPORT
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PROPOSED – OTAY RANCH SUBAREA – CENTRAL DISTRICT
FIGURE 5-44, PAGE LUT-262
ATTACHMENT A
OTAY RANCH VILLAGE 8 EAST
GENERAL PLAN CONSISTENCY ANALYSIS
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Page 1
Village 8 East SPA Amendment – Chula Vista General Plan Consistency Analysis
General Plan Element Objective/Policy SPA Amendment Consistency Response
LAND USE AND
TRANSPORTATION
Objective/
Policy #
Objective/Policy Text:
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 currently
designates portions of Village 8 East Residential
Medium, Medium High and Mixed Use
Residential. Upon approval of proposed
amendments to the Village 8 East SPA Plan and
PC District Regulations the project land uses
would be in accordance with the amended
General Plan Land Use Diagram.
The current proposal would eliminate the
Medium Residential land use designation from
Village 8 East, which permits traditional single
family homes and designate those areas for
Medium High Residential uses, allowing a variety
of detached and attached homes and other land
uses compatible with the Village 8 West
development to the west and future Village 9 to
the east.
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 8 East provides a balance of land uses,
amenities and civic land uses, including 20,000
square feet of neighborhood-serving
commercial/retail uses, a public elementary
school site, a public neighborhood park, an
extensive trail system, a private recreation
facility, and over 253 acres of MSCP Preserve
Open Space. Otay Ranch Community Park South
is also within the Village 8 East SPA boundary,
providing additional recreational uses for Village
8 East residents
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 downtown San Diego. In
addition, Village 8 East includes 20,000 square
feet of commercial/retail space and a public
elementary school, designed to serve the 3,276
homes within Village 8 East and to support
surrounding commercial uses in the Village 8
West Town Center and other village commercial
uses.
LUT 1.5 Endeavor to create a mixture of
employment opportunities for
citizens’ at all economic levels.
Village 8 East complements the City’s efforts to
create high quality job along the SR-125 corridor
by advancing the vision of the University
Innovation District Master Plan which will create
high value jobs for all income levels. In addition,
Village 8 East includes 20,000 square feet of
commercial/retail space, and a public elementary
school which will create job opportunities for
Chula Vista residents.
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.
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 8 East – Fiscal Impact Analysis, DPFG,
April 2024). The fiscal update model assumed
full build out of 3,276 residential units and no
commercial square footage, which represents the
most conservative land use scenario. However,
the Proposed Project includes development of up
to 20,000 SF of commercial uses; therefore, the
anticipated fiscal outcome is likely to be more
positive than the following estimates. The results
generated from the residential only fiscal model
meet the requirements of CVMC 19.09.040 and
demonstrate that the Proposed Project will
generate a fiscal surplus in Years 1 - 20 ($452,114
- $3,573,827) representing cumulative revenue of
$48,014,928 through year 20.
The full fiscal analysis model and
assumptions are provided in the Village 8
East SPA Amendment Fiscal Summary
Report dated April 2024. This report
demonstrates that the proposed project
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General Plan Element Objective/Policy SPA Amendment Consistency Response
would comply with City requirements for
new development.
Along with providing 3,276 homes which create
temporary construction-related employment
opportunties, the project provides job producing
land uses including commercial, a public school
and the preservation of 253.6 acres of land
designated as part of the City’s MSCP Preserve.
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 8 East provides high quality public
facilities and services close to residents, including
a public neighborhood park, public elementary
school, private recreation facility, trails and open
space areas. Village 8 East includes a network of
pedestrian facilities including the Chula Vista
Regional Trail, the future Multi-Modal bridge
between Village 8 East and Village 9, the Chula
Vista Greenbelt Trail, the Village Pathway the
village trail and the edge trail. Village 8 East
includes over 6.6 miles of trails.
In, the project includes the Otay Ranch South
Community Park South, intended to serve Village
8 East 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 8 East includes
20,000 square foot retail/commercial center as
part of the Village Core. The highest density
residential uses are planned in and around the
Village Core, including a site planned for an
affordable income rental community.
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 and rental housing
opportunities to meet the needs of a diverse
community. Densities range from 11 to 60.0 units
per acre and products provide a range of
floorplans appropriate 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
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General Plan Element Objective/Policy SPA Amendment Consistency Response
buyers. The Project will include on-site
affordable housing 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 3,276 housing units for the
current and future residents of Chula Vista which
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 8 East includes 20,000 square feet of
commercial/retail space designed to serve Village
8 East and adjacent villages. In addition the
residents in Village 8 East will support
commercial/retail uses in the surrounding
communities as the increased population resulting
from the Project will increase use of the existing
and future commercial/retail uses, thereby
enhancing the viability neighborhood shopping
centers in the City.
LUT 1.15 Allow office uses that are
associated with complementary
commercial service businesses in
commercial service areas.
The Village 8 East PC District Regulations allows
office uses within the Village Core Zoning
District.
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.
Dedication of the Otay Ranch Community Park
South 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. In addition, public art may be provided
within the Village Core area.
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
The Village 8 East SPA Plan Amendment
includes PC District Regulations and the Village
Design Plan which includes Landscape and
Design Guidelines to ensure new development
recognizes and enhances the character and
identity of adjacent areas. The design plans create
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
one cohesive Village 8 community (Village 8
West and Village 8 East), as originally envisioned
in the Otay Ranch GDP.
The architectural theme for the Project
complements the agrarian architectural theme in
Village 8 West. In addition, the proposed PC
District Regulations and design guidelines and
will be appropriately implemented to ensure the
proposed residential neighborhoods establish a
unique sense of place, while connecting to the
larger Village 8 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 8 East SPA Plan Amendment
includes PC District Regulations as well as the
Village 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 8 East contains a Village Core with a mix
of uses, including 1,348 for-sale and rental multi-
family homes and 20,000 square feet of
commercial retail space, providing opportunities
for shopping, entertainment, jobs, childcare and
entertainment. In addition, the village core
includes an elementary school site and a public
park, providing recreational opportunties within
¼ mile of most Village 8 East residents. Access
to Village 8 East amentities is planned along an
extensive system of trails. Village 8 East includes
over 6.6 miles of trails.
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
Consistent with the General Plan and Chula Vista
MSCP Subarea Plan, the project includes 253.6
acres of land designated for preservation as part
of the MSCP Plan. The development area is
clustered within Village 8 East, surrounding a
compact, walkable, village core. Consistent with
the Otay Ranch GDP and the Village 8 East SPA
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General Plan Element Objective/Policy SPA Amendment Consistency Response
costs, and reduce reliance on the
automobile.
Plan, infrastructure impacts have been reduced to
the greatest extent possible to minimize impacts
to adjacent open space resources. The project will
be served from existing and planned extensions of
Chula Vista circulation element roadways and
infrastructure.
The project is served by planned local bus stops
along Main Street, adjacent to the Village Core
area and a future Bus Rapid Transit stop is
planned in the adjacent Village 8 West Town
Center. Pedestrian access to the planned transit
facilities is provided via the Chula Vista Regional
Trail along Main Street and La Media Parkway.
The mixed use arrangement of Village 8 East land
uses and the integrated system of pedestrian paths
and trails connects the residential neighborhoods
to the Village Core along the Village Pathway
planned along La Palmita Drive.
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 8 East contains a Village Core planned
with a mix of uses, including 1,348 mult-family
homes and 20,000 square feet of commercial
retail space, providing opportunities for shopping,
entertainment, jobs, childcare and entertainment.
In addition, the village core includes an
elementary school site and a public park
providing recreational opportunties within ¼ mile
of most residents. Access to Village 8 East
amentities is provided via the Chula Vista
Regional Trail along Main Street and La Media
Parkway, and the Village Pathway along La
Palmita Drive.
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.
Village 8 East is not identified as a mixed-use
center in the General Plan. 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
See response to LUT 5.3 above.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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
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 existing
buildings are compatible with the
best character elements of the area.
The Village 8 East SPA Plan Amendment
includes PC District Regulations and the Village
Design Plan which includes Landscape and
Residential Design Guidelines to ensure new
development recognizes and enhances the
character and identity of adjacent areas. All
residential development is subject to the
Development Review process established in the
Village 8 East PC District Regulations.
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 Design Plan. These
regulations and guidelines ensure the project is
compatible with surrounding neighborhoods.
The proposed residential neighborhoods along the
southern perimeter are setback from the adjacent
MSCP Preserve area, as the 100’ Preserve Edge
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
Consistent with the original vision in the GDP,
Village 8 East has been design to seamlessly
integrate and complement the adjacent Village 8
West community. Access to the project is
provided via existing and planned extensions of
City of Chula Vista circulation roadways and
infrastructure. The project includes PC District
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
Regulations and Landscape and Residential
Design Guidelines to ensure the project is
compatible with adjacent development. The PC
District Regulations establishes building setbacks
based on adjacent street designs and frontages.
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.
Development along the eastern edge of Village 8
East is buffered from SR-125 with slopes, berms,
the one-way frontage road and potential sound
attentuation walls. 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 includes a 100’ Preserve Edge within
the development area 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 will comply with Village 8 East SPA
Plan, PC District Regulations as well as
Landscape and Residential Design Guidelines in
the Village Design Plan which provide guidance
for the development of high-quality architecture,
landscape and street improvements. The project
will also comply with the future Village 8 East
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 8 east includes a mix of 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
LUT 8.3 Ensure that buildings are
appropriate to their context and
designed to be compatible with
surrounding uses and enhance the
desired character of their District.
The Village 8 East SPA Amendment includes
residential guidelines. The project will be
designed consistent with the established theme
within Village 8 West to create a cohesive,
complementary design. All residential
development within the project is subject to the
Development Review Process established in the
Village 8 East PC District Regulations.
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 8 East includes a public park, private
recreation facility and open space system that will
provide Village residents with a variety of
recreation opportunities. The Village Design Plan
encourages the creation of gathering spaces and
the use of water features, paseos, plazas and other
public spaces. The Village Core landscape is
enhanced by a 20-wide landscaped median that
provides an opportunity for a robust street tree
program through the core. In addition, the project
includes the Otay Ranch Community Park South
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 8 East is designed as a pedestrian oriented
community and meets the guidelines provided in
LUT 8.5. Development within the village core
area is subject to Village Design Plan which
guides the preparation of site plans and
architectural and landscape plans. The VDP
encourages the creation of pedestrian-oriented
buildings and site plans as depicted in the
“Pedestrian Oriented Streets” and “Village Site
Plan Concept” exhibits. In addition, the SPA
Plan amendment includes landscape guidelines
and establishes a theme to be implemented within
the project.
The Village 8 East Village Core will be 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
LUT 8.6 is a City-wide objective; however, by
constructing and developing the neighborhood
park within Village 8 East and providing public
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General Plan Element Objective/Policy SPA Amendment Consistency Response
establish appropriate settings for
the display of art, including within
public rights-of-way and landscape
medians.
gathering space within the Village Core area,
Village 8 East 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.
There are no unslightly storage uses close to
Village 8 East.
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 Design Plan provides landscape
design standards, which includes the conceptual
design of street furnishings and fixtures to be
implemented the Village Core area. Development
within the Village Core will also comply with the
future Master Precise Plan.
LUT 10.3 Provide well-designed, comfortable
bus stops throughout the City.
Per City standard conditions of approval, the
Applicant will provide 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 uniform in height, use
of materials, and color, but also
incorporate elements, such as
pilasters, that add visual interest.
The Village Design Plan provides fence and wall
designs and materials. The required Landscape
Master Plan will include a Fence and Wall Plan
prepared consistent with City policies.
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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 8 East
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 through the
provision 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 8 East SPA Plan Amendment and PC
District Regulations as well as Landscape and
Residential Design Guidelines in the Village
Design Plan 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 complementary to the
existing Village 8 West design 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
The project is subject to the Development Review
Process established in the Village 8 East PC
District Regulations.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
Manual, General Plan, and
appropriate zone or Area
Development Plans.
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 8 East contains a Village Core with a mix
of uses including 1,348 for sale and rental homes
and 20,000 square feet of commercial retail space,
providing opportunities for shopping,
entertainment, jobs, childcare and entertainment
to residents. In addition, the village core includes
an elementary school site and a public park,
providing recreational opportunties within ¼ mile
of most residents. Access to amentities is
provided via the Chula Vista Regional Trail along
Main Street and La Media Parkway and the
Village Pathway along La Palmita Drive.
Transit stops are planned adjacent to the Village
Core area at the intersection of Main Street and
La Palmita Drive, providing 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 planned to accommodate off-street bike
lanes along Main Street and La Media Parkway.
Local bus service is planned along Main Street,
with stops planned at the intersection of Main
Strreet and La Palmita Drive. A BRT station is
planned in the adjacent Village 8 West Town
Center.
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
planned local bus stops and bus rapid transit stops
serving Village 8 East.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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
stops within Village 8 East.
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 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.
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, cycling and Neighborhood Electric
Vehicle use to reduce vehicular trips. The internal
public streets are designed to provide an enhanced
pedestrian experience 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 Main Street and La Media
Parkway.
The MTS local bus stop is planned adjacent to the
village core on Main Street and a BRT station is
planned in the adjacent Village 8 West Town
Center.
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
Main Street. Fully signalized intersections are
located along Main Street and La Media Parkway
to enable safe pedestrian crossings.
Also see response to LUT 18.3 above.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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:
• 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
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General Plan Element Objective/Policy SPA Amendment Consistency Response
trash receptacles (concurrent with the
approval of improvement 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).
Implementation of the TDM measures is
consistent with LUT 18.5.
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 along
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 trails that
connect to the Chula Vista Regional Trail and
bike lanes located adjacent to Main Street and La
Media Parkway.
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.
See response to LUT-18.3 above.
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
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General Plan Element Objective/Policy SPA Amendment Consistency Response
Regional Trail and bike lanes along La Media
Parkway and Main Street. The future Multi-
Modal bridge will cross SR-125 providing an
additional bike connection between Village East
and Village 9.
LUT 23.2 Foster the development of a system
of inter-connecting bicycle routes
throughout the City and region.
The project provides a well connected bicyle
system connecting to the Chula Vista Regional
Trail and bike lanes along La Media Parkway 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 chosen
destination, in order to make the
bicycle a viable transportation
alternative.
See reponse to LUT 23.2 above
LUT 23.4 Link major residential areas with
principal trip destinations, such as
schools; parks; community
centers; and shopping centers.
Village 8 East incorporates an internal network of
streets, walkways, pathways and trails which
provide multiple routes to the Village Core area
where residential can access the elementary
school, public park, as well as the
commercial/retail uses. In addition, the internal
network connects to the Chula Vista Regional
Trail along La Media Parkway and Main Street,
providing linkages to other residential and public
uses surrounding the project. The Community
Park Trail and a segment of the Regional Trail
planned along Avenida Caprise provides
pedestrian access to the future Otay Ranch
Community Park South and the City Greenbelt
Trail located in the Otay River Valley.
LUT 23.5 Provide linkages between bicycle
facilities that utilize circulation
element alignments and open space
corridors.
The project provides off-street bike lanes along
La Media Parkway and Main Street. The project
also includes portions of the Chula Vista
Greenbelt Trail located in the Otay River Valley.
Linkages from Village 8 East to the Greenbelt
Trail are also planned along the Chula Vista
Regional Trail and Community Park Trail.
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 La Media
Parkway and Main Street.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 commercial/retail uses,
consistent with CalGreen requirements. All for-
sale homes within the Project will include a
garage 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 includes a portion 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
includes 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, paths and trails 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.
The future Multi-Modal bridge planned to span
SR-125 and connect Village 8 East and Village 9
is 17-feet wide. This facility is planned to
accommodate pedestrian, bicyclist and NEV
users. The project will contribute its fair share
toward construction of the future bridge.
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. Off-street
Bike Lanes are provided along La Media Parkway
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 8 East SPA Plan
to address the proposed land use changes.
Therefore, the project is not currently consistent
with the regulations established in the existing
GDP or SPA. 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
LUT 61.2 Future SPAs shall focus on creating
a vibrant sense of community, a
vigorous economy, and a healthy
environment.
Village 8 East is designed to create a vibrant sense
of community and healthy environment. The
community includes a village core comprised of
multi-family homes, 20,000 square feet of
neighborhood-serving commercial/retail uses, a
neighborhood park and elementary school.
Village 8 East 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.
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 8 East – Fiscal Impact Analysis, DPFG,
April 2024. The fiscal update model assumed
full build out of 3,276 residential units and no
commercial square footage which represents the
most conservative land use scenario. However,
the Proposed Project includes development of a
up to 20,000 SF of commercial uses; therefore,
the anticipated fiscal outcome is likely to be
more positive than the following estimates. The
results generated from the residential only fiscal
model meet the requirements of CVMC
19.09.040 and demonstrate that the Proposed
Project will generate a fiscal surplus in Years 1 -
20 ($452,114 - $3,573,827) representing
cumulative revenue of $48,014,928 through year
20.
The full fiscal analysis model and assumptions
are provided in the Village 8 East SPA
Amendment Fiscal Summary Report dated April
2024. This report demonstrates that the
proposed project would comply with City
requirements for new development.
This fiscal surplus supports ongoing funding for
municipal services, ensuring a safe and healthy
community. The additional residents generated
Page 19
General Plan Element Objective/Policy SPA Amendment Consistency Response
from the Project will support local business and
invigorate the local economy.
Also see Response to LUT 1.1 above.
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 will
comply with the future Village 8 East Planned
Sign Program and Signage Regulations in the PC
District Regulations.
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 approximately 253.6 acres
designated MSCP Open Space Preserve in the
City’s MSCP Plan. The Village 8 East
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.
Objective -
LUT 69
Create and maintain unique,
stable, and well-designed
communities that are master
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 8 East PC 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 paths, walkways and trails and also
connects to the existing Chula Vista Regional
Trail and bike lanes along La Media Parkway and
Main Street.
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.
LUT 74.2 Promote additional business and
higher paid employment
opportunities for residents of
Chula Vista.
Village 8 East includes 20,000 square feet of
commercial uses which will provide opportunities
for local business to employ Chula Vista residents
The City will promote the creation of additional
and higher paid employment opportunities within
the City’s University Innovation District 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
LUT 79.5 Limit land uses adjacent to Otay
Landfill to open space and limited
industrial uses or business parks.
Village 8 East is not located near the Otay
Landfill.
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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
GP
Element
ECONOMIC DEVELOPMENT
Objective/
Policy #
Objective/Policy Text
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.
Village 8 East includes 20,000 square feet of
commercial uses which will provide opportunities
for local business to employ Chula Vista residents
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 promoting 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.
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
See Response to LUT 1.1 and ED 1.2 above.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
technology park; a future business
park; industrial or business park
space; and development of a
university campus.
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 8 East Village Core which is
designed to accommodate 20,000 square feet of
commercial uses. MTS has a planned local bus
stop adjacent to the Village Core on Main Street.
In addition, a BRT station is planned in the
adjacent Village 8 West Town Center. Also see
Response to LUT 1.1 above.
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 square footages and
floorplans for singles, couples and families. The
VC-1 site is planned to accommodate an
affordable housing community.
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.
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.
Also see Response to LUT 1.1 above.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
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.
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 8 East and
dedication of parkland within the community
park, the project creates active public areas and
improvements that will attract citywide residents.
GP
Element
ENVIRONMENTAL
Objective/
Policy #
Objective/Policy Text
Objective –
E 1
Conserve Chula Vista’s sensitive
biological resources.
The Village 8 East PA Plan designates 253.6
acres of Preserve open space containing sensitive
biological resources within the project site.
E 1.1 Implement the Chula Vista MSCP
Subarea Plan.
The Village 8 East SPA Plan designates 253.6
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
The project is designed with water quality/hydro-
modification basins and Modular Wetlands
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General Plan Element Objective/Policy SPA Amendment Consistency Response
quality impacts from urban
development.
Systems 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 8 East
would utilize approximately 348,530 gallon of
recycled water per day to irrigate open space,
open space slope, parks, the school, the CPF site
and multi-family neighborhoods. 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 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 area along Main
Street. In addition, a BRT station is planned in
the adjacent Village 8 West Town Center 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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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 within 500 feet of a highway (SR-
125); therefore, a health risk assessment was
prepared in conjunction with the 2014 EIR to
assess impacts associated with a highway. A
Health Risk Screening Letter (Ldn Consulting
September 2023) was prepared to evaluate the
proposed land uses which demonstrated that
applicable state and federal standards are not
exceeded.
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.
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
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
A Geotechnical Update Report 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 would not be
adversely affected by such hazards
and would not adversely affect
surrounding properties.
A Geotechnical Update Report 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.
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.
A Geotechnical Update Report 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 8
East was prepared by Hunsaker &
Associates. The study analyzed the pre- and post-
development flows within the Otay River
watershed at the major downstream outlet points
of the Village 8 East development, and
demonstrates that the Village 8 East development
will not increase the river flows, velocities or
depths in the river at the outlet locations or
downstream of the development.
Runoff velocities will be reduced by energy
dissipating impact basins along with 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 8 East – 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.
E 22.3 Employ traffic calming measures,
where appropriate, such as narrow
roadways and on-street parking, in
commercial and mixed use
districts.
Village 8 East includes traffic calming measures
such as narrowed roadways, roundabouts, raised
crosswalks, on-street parking in the Village Core
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 8 East includes an internal pedestrian
network along internals streets which provide
connectivity between the residential
neighborhoods and the Village Core. The Village
Pathway connects to the Chula Vista Regional
Trail located along La Media Parkway and Main
Street. Local bus stops are planned adjacent to
the Village Core at the intersection of Main Street
and La Palmita Drive. See LUT 18.5 for TDM
measures. In addition, NEVs are permitted on lo-
speed internal streets and on off-street facilities
along La Media Parkway and the future Multi-
Modal bridge.
E 22.5 Require projects to construct
appropriate mitigation measures in
order to attenuate existing and
The Otay Ranch Village 8 East – Noise Update
analysis was prepared by Dudek. The Project will
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
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.
E23.3 Do not site industrial facilities/uses
that pose a significant hazard to
human health & safety in
proximity to schools or residential
dwellings
There are no industrial facilities or uses permitted
within Village 8 East.
E23.4 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 Screen Letter was prepared for the
project to address potential impacts from SR-125.
GP
Element
GROWTH MANAGEMENT
Objective/
Policy #
Objective/Policy Text
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 8 East 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
A Fiscal Impact Analysis has been prepared
which demonstrates a net positive benefit to the
City’s General Fund. See response to ED 1.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
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 benefit to the
City’s General Fund. See response to ED 1.2.
Objective –
GM 3
Create and preserve vital
neighborhoods.
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 8
East. Village 8 East provides a mix of housing
types including market rate and moderate income
rental apartments, triplex and townhomes,
courtyard homes and detached multi-famil
homes, providing housing opportunities for a
range of income groups, consistent with GM 3.8
and the City Housing Element objectives.
GP
Element
HOUSING ELEMENT
Objective/
Policy #
Objective/Policy Text
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
Page 32
General Plan Element Objective/Policy SPA Amendment Consistency Response
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 Balanced Community
Affordable Housing Agreement with the City
which will address how the Project will meet 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 Balanced Community
Affordable Housing Agreement with the City
which will address how the Project will meet its
affordable housing obligation.
Objective –
H 7
Facilitate the creation,
maintenance, preservation and
conservation of affordable housing
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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
residents and the needs of the
City’s diverse population.
The Village 8 East SPA, PC District Regulations
and Village Design plan provides for a variety of
housing types, both for sale and rental housing in
a range of floorplans for singles, couples and
families. The Project will comply with the City’s
Balanced Communities Affordable Housing
Policy. The Applicant will enter into a Balanced
Community Affordable Housing Agreement with
the City which will address how the Project will
meet 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.
GP
Element
PUBLIC FACILITIES AND
SERVICES
Objective/
Policy #
Objective/Policy Text
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-
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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 encourage residents to
establish 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 must comply with all City
requirements to ensure adequate City services are
available to serve the development. The
Applicant prepared an addendum to the Village 8
East 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.
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General Plan Element Objective/Policy SPA Amendment Consistency Response
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.
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
neighborhood park and dedication of a portion of
the Otay Ranch Community Park South, 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 8 East SPA Plan has an obligation to
provide 4.0 acres of land designated CPF. This
obligation will be satisfied by designating a 1.2
acres site (CPF-2) planned as an active recreation
facility, consistent with CVMC requirements.
The remaining obligation will be satisfied
consistent with the CPF Agreement between the
Applicant and the City.
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 8 East.