HomeMy WebLinkAboutAttachment 05 - Otay Ranch Village 8 East SPA Plan
OTAY RANCH VILLAGE 8 EAST
Sectional Planning Area Plan
April 2024
PREPARED FOR:
HOMEFED OTAY LAND II, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Adopted on December 2, 2014
By Resolution No. 2014-235
Amended February 18, 2020
By Resolution No. 2020-036
Amended XX
By Resolution No. _______
CONTRIBUTING CONSULTANTS:
Hunsaker & Associates
Planning, Engineering, Surveying
9707 Waples Street
San Diego, CA 92121
Contact: Chuck Cater
(858) 558-4500
RH Consulting Group, LLC
Ranie@RHConsultingGroup.com
(619) 823-1494
Tributary Landscape Architecture
2725 Jefferson Street #14
Carlsbad, CA 92008
Contact: Tom Picard
(760) 438-3304
WHA, Inc.
2950 Redhill Avenue, Suite 200
Santa Ana, CA 92705-5543
Contact: Julia Malisos
(949) 250-0607
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TABLE OF CONTENTS PAGE
I. INTRODUCTION ......................................................................................................1
A. Background ..................................................................................................1
B. Scope and Purpose .......................................................................................2
C. Document Organization ...............................................................................4
1. SPA Plan ........................................................................................................ 4
2. Planned Community (“PC”) District Regulations .................................. 4
3. Village Design Plan (“VDP”) .................................................................... 5
4. Public Facilities Finance Plans ................................................................. 5
5. Affordable Housing Program ..................................................................... 6
6. Air Quality Improvement Plan (“AQIP”) ................................................. 6
7. Water Conservation Plan (“WCP”) .......................................................... 6
8. Energy Conservation Plan .......................................................................... 6
9. Park, Recreation, Open Space and Trails Plan ....................................... 6
10. Community Purpose Facility Master Plan ............................................. 7
11. Agriculture Plan ......................................................................................... 7
12. Preserve Edge Plan ................................................................................... 7
13. Fire Protection Plan .................................................................................. 7
14. Technical Studies and Plans ..................................................................... 7
D. Legal Significance and CEQA ...................................................................10
E. Related Documents ....................................................................................10
F. Land Offer Agreement ...............................................................................11
II. DEVELOPMENT CONCEPT ...................................................................................15
A. Location and Regional Setting ...................................................................15
B. Design Influence ........................................................................................17
1. Site Characteristics and Visual Context.................................................. 17
2. Circulation .................................................................................................. 17
3. Surrounding Land Uses ............................................................................. 19
C. Site Utilization ...........................................................................................19
D. Community Structure .................................................................................20
D. Mapping Refinements and Density Transfers ...........................................28
E. Density Transfers Between Villages ..........................................................28
F. Secondary Designation for Elementary School Site ..................................29
III. CIRCULATION PLAN – A MULTI-MODAL APPROACH .........................................33
A. Introduction ................................................................................................33
B. Regional Circulation Network ...................................................................34
C. Vehicular Circulation Network ..................................................................35
D. Street Standards .........................................................................................38
E. Traffic Calming Plan ..................................................................................53
F. Alternative Modes ......................................................................................57
1. Public Transportation ................................................................................ 57
2. Neighborhood Electric Vehicle Circulation Network ........................... 60
3. Bicycle Circulation Network ..................................................................... 62
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4. Pedestrian Circulation .............................................................................. 64
IV. GRADING ..........................................................................................................81
A. Introduction ................................................................................................81
B. Grading Requirements ...............................................................................81
C. Steep Slopes ...............................................................................................83
D. Grading Concept ........................................................................................86
E. Grading Review ..........................................................................................87
V. PARKS, RECREATION, OPEN SPACE & TRAILS MASTER PLAN ............................91
A. Purpose .......................................................................................................91
B. Regulatory Framework ..............................................................................91
C. Park Requirements .....................................................................................95
D. Village Park and Recreation Program .......................................................96
1. Recreation ................................................................................................... 96
2. Parks ............................................................................................................ 99
3. Trails and Bicycle Routes ........................................................................ 106
4. Community Gardens ................................................................................ 106
5. Open Space................................................................................................ 107
6. Otay Ranch Preserve Conveyance ......................................................... 107
7. Manufactured Slopes ............................................................................... 108
8. Ownership, Funding and Maintenance ................................................. 108
D. Ownership and Maintenance Options ......................................................108
1. Community Facilities District and Homeowners Association ........... 109
2. Public Agency Maintenance ................................................................... 109
3. City of Chula Vista General Services .................................................... 109
E. Phasing .....................................................................................................109
1. Parks .......................................................................................................... 109
2. Open Space................................................................................................ 109
3. Trails .......................................................................................................... 109
VI. COMMUNITY PURPOSE FACILITY MASTER PLAN..............................................113
A. Introduction ..............................................................................................113
B. Community Purpose Facility Requirement ..............................................114
C. Community Purpose Facility Implementation .........................................114
1. CPF-1 ......................................................................................................... 116
VII. DEVELOPMENT PHASING ...............................................................................119
A. Introduction ..............................................................................................119
VIII. PUBLIC FACILITIES .......................................................................................123
A. Introduction ..............................................................................................123
B. Water Supply and Master Plan .................................................................123
1. Water Supply ............................................................................................. 123
2. Potable Water Demand ........................................................................... 124
3. Recycled Water Supply and Master Plan .............................................. 125
4. Water Conservation ................................................................................. 125
C. Sewer Service ...........................................................................................129
D. Storm Drain & Water Quality ..................................................................131
1. Drainage .................................................................................................... 131
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2. Water Quality ............................................................................................ 132
E. Roads ........................................................................................................134
F. Schools .....................................................................................................134
1. Elementary Schools .................................................................................. 134
2. Middle Schools & High Schools ............................................................. 134
3. Adult Schools ............................................................................................ 135
G. Child Care Facilities ................................................................................135
1. Family Day Care Homes ......................................................................... 136
2. Facility-Based Child Care ...................................................................... 136
H. Police, Fire and Emergency Services ......................................................136
1. Police Protection ...................................................................................... 136
2. Fire Protection ......................................................................................... 136
3. Brush Management .................................................................................. 137
4. Emergency Medical Services .................................................................. 137
5. Emergency Disaster Plan ........................................................................ 137
I. Library Services ........................................................................................138
J. Parks, Recreation, Open Space and Trails Facilities .................................138
K. Civic Facilities .........................................................................................138
L. Animal Control Facilities .........................................................................139
M. Regional Facilities ...................................................................................139
1. Integrated Solid Waste Management ..................................................... 139
2. Arts and Cultural ...................................................................................... 139
3. Health and Medical .................................................................................. 139
4. Community and Regional Purpose Facilities ....................................... 140
5. Social and Senior Services ...................................................................... 140
6. Correctional .............................................................................................. 140
7. Transit ........................................................................................................ 140
VIII. OTAY RANCH GENERAL DEVELOPMENT PLAN COMPLIANCE .......................143
A. GDP Land Use .........................................................................................143
II.2.8.1 Land Use ..........................................................................................146
II.2.8.2 Mobility ............................................................................................149
II.2.8.3 Housing ............................................................................................151
II.2.8.4 Parks, Recreation, Open Space ........................................................151
II.2.8.5 Capital Facilities ..............................................................................152
II.2.8.6 Air Quality .......................................................................................161
II.2.8.7 Noise ................................................................................................164
II.2.8.8 Safety ...............................................................................................165
II.2.8.9 Growth Management ........................................................................166
II.2.8.10 Resource Protection, Conservation & Management ......................167
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APPENDICES
Village Design Plan
Supplemental Public Facilities Financing Plan
Affordable Housing Program
Air Quality Improvement Plan
Water Conservation Plan
Energy Conservation Plan
Agriculture Plan
Preserve Edge Plan
Fire Protection Plan
EXHIBITS PAGE
Exhibit 1: Regional Location Map ...................................................................... 16
Exhibit 2: Vicinity Map ............................................................................18
Exhibit 3: Aerial Context Map ..................................................................21
Exhibit 4: Village 8 East Site Utilization Plan..........................................23
Exhibit 5: Village 8 East Zoning District Map .........................................27
Exhibit 6: Vehicular Circulation Plan .......................................................36
Exhibit 7: SR-125 Couplet Interchange Concept Plan .............................37
Exhibit 8: Six Lane Prime Arterial ...........................................................39
Exhibit 9: 4- Lane Major Road ................................................................40
Exhibit 10: 4- Lane Major Road (continued) .............................................41
Exhibit 11: Modified Residential Collector ..............................................42
Exhibit 12: Modified Secondary Village Entry with Median ...................43
Exhibit 13: Modified Secondary Village Entry with Median ...................44
Exhibit 14: Modified Residential Collector ..............................................45
Exhibit 15: Modified Secondary Village Entry Street ..............................46
Exhibit 16: Modified Secondary Village Entry Street with Diagonal
Parking ..................................................................................47
Exhibit 17: Modified Secondary Village Entry Street ..............................48
Exhibit 18: One Way Frontage Road (Southbound) .................................49
Exhibit 19: Modified Residential Collector ..............................................50
Exhibit 20: Community Park Entry Drive ................................................51
Exhibit 21: Private Access Road...............................................................52
Exhibit 22: Conceptual Traffic Calming Plan ..........................................54
Exhibit 23: Conceptual Roundabouts .......................................................56
Exhibit 24: Conceptual Public Transportation Plan..................................59
Exhibit 25: Neighborhood Electric Vehicle Circulation Plan...................61
Exhibit 26: Conceptual Bicycle Circulation Plan .....................................63
Exhibit 27: Conceptual Pedestrian Circulation Plan .................................65
Exhibit 28: Chula Vista Greenbelt Trail ...................................................66
Exhibit 29: Chula Vista Regional Trail ....................................................67
Exhibit 30: Conceptual Multi-Modal Bridge ............................................71
Exhibit 31: Village Pathway ......................................................................72
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Exhibit 32: Promenade Trail .....................................................................73
Exhibit 33: Community Park Trail and Emergency/Maintenance Access
Road ........................................................................................74
Exhibit 34: Community Park Access Trail ...............................................75
Exhibit 35: Edge Trail ...............................................................................76
Exhibit 36: Edge Trail ...............................................................................77
Exhibit 37: Neighborhood Trail ................................................................78
Exhibit 38: Village 8 East Steep Slope Impacts .......................................85
Exhibit 39: Conceptual Grading Plan .......................................................88
Exhibit 40: Parks, Recreation, Open Space and Trails Plan ...................101
Exhibit 41: Neighborhood Park (P-1) Concept Plan................................103
Exhibit 42: Otay Ranch Community Park South (P-2) Concept Plan .....105
Exhibit 43: Community Purpose Facility Master Plan ............................115
Exhibit 44: CPF-1 Concept Plan .............................................................116
Exhibit 45: Conceptual Phasing Plan ......................................................120
Exhibit 46: Conceptual Potable Water Plan............................................127
Exhibit 47: Conceptual Recycled Water Plan .........................................128
Exhibit 48: Conceptual Sewer Plan ........................................................130
Exhibit 49: Conceptual Basin and Drainage Plan ...................................133
Exhibit 50: Otay Ranch GDP Village 8 East Land Use Plan (Proposed)145
TABLES PAGE
1 Village 8 East Site Utilization Table 24
2 Traffic Calming Measures 55
3 Otay Ranch Steep Slopes 84
4 Estimated Parkland Dedication 95
5 Estimated Preserve Conveyance Requirement 108
6 GDP Exhibit 58a Village 8 East Land Use
Table
144
ATTACHMENTS
1 Unit Tracking Matrix
2 Public Park Facility and Community Purpose Facility Capacity Studies
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I. Introduction
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 1 April 2024
I. INTRODUCTION
A. BACKGROUND
The Otay Ranch General Development Plan (“GDP”) was adopted by the Chula
Vista City Council and the San Diego County Board of Supervisors on October 28,
1993, following an extensive planning process spanning over five years. The plan
governs the 23,000-acre Otay Ranch properties. The Otay Ranch GDP is based
upon, and directly implements the City of Chula Vista General Plan. The Otay
Ranch GDP includes plans for urban villages, a resort community, the Eastern
Urban Center, industrial areas, rural estate planning areas, an 11,375-acre open
space preserve and a university. The Otay Ranch open space system, consisting of
13,000+ acres, facilitates completion of the Chula Vista Greenbelt Trail System and
the Chula Vista Multi-Species Habitat Conservation Plan (“MSCP”) Subarea Plan.
Since its original adoption in 1993, the GDP has been amended several times to
address village-specific planning issues. In 2005, the Chula Vista City Council
adopted an update to the Chula Vista General Plan (“CVGP”); however, the
Council deferred their land use decision on the southern portions of the Otay Valley
Parcel, including Village 8 East. The CVGP was amended in 2013 to implement
land use changes in Village 8 West and Village 9 and again in 2014 to address
Village 3 North and a Portion of Village 4, Village 8 East and Village 10.
In addition, the Chula Vista Council entered into a Land Offer Agreement (“LOA”)
with the prior Village 8 East Applicant in 2008. The LOA was subsequently
amended in 2010 and again in 2014. The LOA established a framework for
planning the southern portion of the Otay Valley Parcel, including the creation of a
future University and Regional Technology Park. The Chula Vista City Council
approved the Village 8 East SPA Plan on December 2, 2014, by Resolution No.
2014-235, consistent with the provisions in the approved LOA.
The Chula Vista City Council subsequently approved an amendment to the Village
8 East Sectional Planning Area (“SPA”) Plan and Tentative Map No. 13-03 on
February 18, 2020, by Resolutions Nos. 2020-036 and 2020-037 respectively,
which permitted the transfer of 284 multi-family units from Village 8 East to
Village 8 West, reducing the total number of units authorized in Village 8 East to
3,276.
On ___________, the Chula Vista City Council approved an amendment to the
Village 8 East SPA Plan and approved Tentative Map No. 22-0005 by Resolutions
No. _________ and _______ respectively. This amendment addressed changes to
the residential product mix, minor changes to the alignment of internal streets and
accommodated the SR-125 Interchange Design. The Community Purpose Facility
(“CPF”), Neighborhood Park (P-1) and School (S-1) site configurations have also
been revised. The overall units authorized in Village 8 East remain at 3,276.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 2 April 2024
This Village Eight East SPA Plan fully supersedes and replaces any and all earlier
versions or iterations of the Village 8 East SPA Plan adopted and approved by the
City on December 2, 2014, February 18, 2020, or at any other time.
B. SCOPE AND PURPOSE
The Otay Ranch GDP permits urban levels of development implemented through
the Otay Ranch “village” planning concept. The village concept was developed
with input from the City of Chula Vista (“City”), County of San Diego (“County”)
and the Metropolitan Transit System (“MTS”). These agencies also participated in
planning for subsequent “village” SPA Plans in Otay Ranch.
In general, the concept provides for urban villages that are approximately one
square mile, with distinct features that are defined by an open space system and
major arterial streets. The village planning concept is intended to promote
pedestrian-oriented development and reduce reliance on automobiles. The concept
provides for essential facilities and services: elementary schools, shops, civic
facilities, childcare centers, and parks to be located in a village core. The highest
density residential uses are located in the core and densities decrease toward the
village perimeter. Otay Ranch villages that are served by regional transit are
intended to have the highest residential densities and commercial uses to enhance
transit ridership.
The SPA Plan is the implementation tool of the Otay Ranch GDP. It establishes
design criteria for the villages and defines the type and maximum amount of
development permitted. It also establishes the City’s standards for each
development including open space provisions and major improvements to be
constructed by the developer.
This SPA Plan for Village 8 East refines and implements the land use goals,
objectives and policies of the Otay Ranch GDP and CVGP. This project includes
Otay Ranch GDP and CVGP amendments necessary to implement the proposed
vision for Village 8 East. The most recent SPA amendments modified the
residential housing type mix to eliminate traditional single-family homes from
Village 8 East and introduced new, innovative attached and detached residential
products to address current and anticipated market conditions. Additional changes
incorporated enhanced multi-modal transportation features, accommodated the
modified SR-125 – Main Street/La Media Parkway Interchange design and
incorporated design elements to complement and connect Village 8 East to Village
8 West. The CPF, Neighborhood Park (P-1) and School (S-1) site configurations
have also been revised.
This SPA Plan defines the development parameters for Village 8 East, including
the land uses, design criteria, multi-modal transportation patterns, open space and
recreation concepts, and infrastructure requirements. Additionally, the character
and form of the developments will be implemented through a series of guidelines
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 3 April 2024
and development standards prescribed in Planned Community District Regulations,
Village Design Plan and other supporting documents.
The objectives of the SPA Plan are to:
• Establish an urban pedestrian-oriented village with a village core designed
to reduce reliance on the automobile and promote multi-modal
transportation, including walking and the use of neighborhood electric
vehicles (“NEV”), bicycles, local buses and regional transit.
• Promote synergistic uses between Village 8 East and Village 8 West, to
create a cohesive community while balancing activities, services and
facilities with employment, housing, transit and commercial opportunities.
• Implement the goals, objectives and policies of the Chula Vista General
Plan, the Otay Ranch General Development Plan, the MSCP Subarea Plan,
the Otay Ranch Phase 1 and Phase 2 Resource Management Plan, the Otay
Ranch Facility Implementation Plan, the Otay Ranch Village Phasing Plan
and the Otay Ranch Service/Revenue Plan.
• Ensure public facilities are provided in a timely manner and financed by the
parties creating the demand for, and benefiting from, the improvements.
• Foster development patterns which promote orderly growth and prevent
urban sprawl.
• Develop, maintain and enhance a sense of community identity which
complements the Village 8 West Town Center and surrounding land uses.
• Accentuate the relationship of the land use plan with its natural setting and
the physical character of the region and promote effective management of
natural resources by concentrating development into less sensitive areas
while preserving large contiguous open space areas with sensitive
resources.
• Add to the creation of a unique image and identity which differentiates Otay
Ranch from other communities.
• Wisely manage limited natural resources.
• Establish a land use and infrastructure plan that assures the viability of the
SPA Plan Area in consideration of existing and anticipated economic
conditions.
• Establish multi-use trail linkages to the Chula Vista Greenbelt, consistent
with the Greenbelt Master Plan.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 4 April 2024
• Implement the Otay Valley Regional Park Concept Plan within the SPA
boundary through the planning and provision of portions of the City’s
Greenbelt trail network and active recreation area.
• Include the Otay Ranch Community Park South within the Village 8 East
SPA Plan with amenities consistent with the Chula Vista Park and
Recreation Master Plan (“PRMP”) such as soccer/multi-purpose fields,
open green areas, lighted ball fields, lighted sports courts, picnic shelters,
play areas, a community center building, lighted parking areas, and
restroom and maintenance buildings and an Otay Valley Regional Park
(“OVRP”) trail staging area.
• Provide a variety of housing options, including affordable housing, for City
residents and future Otay Ranch residents.
This SPA Plan land use policy and supporting PC District Regulations supplement
other City regulations. The PC District Regulations function as the zoning
ordinance for Village 8 East. Wherever in conflict with other City land use policy
documents for Village 8 East, this SPA Plan shall apply. Where a topic is not
addressed by this Village 8 East SPA Plan, appropriate City regulations shall apply.
C. DOCUMENT ORGANIZATION
This SPA Plan is divided into several components: the SPA Plan; PC District
Regulations; Village Design Plan; Public Facilities Finance Plans; Affordable
Housing Program; Air Quality Improvement Plan; Water Conservation Plan; Non-
Renewable Energy Conservation Plan; Parks, Recreation, Open Space and Trails
Plan; Community Purpose Facility Master Plan, Agriculture Plan, Preserve Edge
Plan, Fire Protection Plan and supporting Technical Studies and Plans. The
purposes of these documents are as follows:
1. SPA Plan
The purpose of the SPA Plan is to define, in more detail than the City’s General
Plan and Otay Ranch GDP, the development parameters for Village 8 East,
including the land uses, design criteria, circulation pattern, open space and
recreation concept and infrastructure requirements to support the community.
2. Planned Community (“PC”) District Regulations
The PC District Regulations are the zoning regulations for Village 8 East. These
Regulations implement the goals and policies of the CVGP, Otay Ranch GDP, and
the SPA Plan by establishing land use districts and standards to classify, regulate,
restrict and separate the uses of land, buildings and structures, and regulate and
limit the type, height and bulk of buildings and structures in each land use district.
These standards are established to protect the public health, safety and general
welfare of the citizens of Chula Vista; to safeguard and enhance the appearance and
quality of development and to provide the social, physical and economic
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 5 April 2024
advantages resulting from comprehensive and orderly planned use of land
resources. The regulations provide the basis by which the City will review and
evaluate the preliminary and final drawings for subsequent development
applications and provide guidance at the Design Review level. See PC District
Regulations, Chapter 10. Implementation and Administration.
In the event of conflict, these PC District Regulations supersede other City zoning
regulations. The PC District Regulations are adopted by Ordinance pursuant to Title
19.12.020 of the Chula Vista Municipal Code.
3. Village Design Plan (“VDP”)
This document guides the site, building and landscape design within the village to
ensure the quality of the adopted urban design and architectural concepts
established for the overall Otay Ranch community are maintained. The Village
Design Plan identifies a “main street” theme for the Village Core and expresses that
identity through streetscape and landscape design, pedestrian orientation, signage
programs and lighting guidelines. The Village Design Plan, as well as the SPA and
Tentative Map, provide for an internal trail network and connectivity to the adjacent
trail network (i.e. Chula Vista Greenbelt Trail and Regional Trail). The VDP also
identifies the village core design concept that will implement Otay Ranch’s planned
pedestrian and multi-modal orientation.
In addition to the VDP, and as required by the Otay Ranch GDP (Page II-63), a
subsequent Master Precise Plan will be prepared for the Village Core. The Master
Precise Plan serves as a link between the approved SPA/Village Design Plan and
future development in the Village Core.
4. Public Facilities Finance Plans
Preparation of a Public Facilities Finance Plan (“PFFP”) is required by Chula Vista
Municipal Code Chapter 19.92. The purpose of the PFFP is to establish compliance
mechanisms and standards to ensure public facilities, infrastructure and services
will exist, or concurrently be provided, to meet the demands of infrastructure and
climate protection generated by new development. The PFFP contains a fiscal
analysis identifying capital budget impacts on the City as well as maintenance and
operation costs for each phase of development.
The PFFP components include an analysis of infrastructure facilities such as
drainage, traffic, water and sewer, and the provision of community services and
facilities including fire protection and emergency services, law enforcement,
libraries, schools and parks. The analysis and provisions of the PFFP fulfill the
GDP requirements for SPA-level Master Facility Plans for most facilities
associated with the development of the villages. Where additional project-specific
study and planning is needed, separate technical studies and plans for the villages
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 6 April 2024
have been prepared and included as a component of the SPA Plan or the Project
Environmental Impact Report (“EIR”).
5. Affordable Housing Program
The City of Chula Vista General Plan Balanced Communities Affordable Housing
Policy requires residential development with fifty (50) or more dwelling units to
provide a minimum of 10% of the total dwelling units for affordable housing. Of
these affordable housing units, one-half (5% of the total project) are to be
designated available to low-income households and the remaining five percent
(5%) to moderate income households. To guarantee the provision of Affordable
Housing opportunities, the City requires a specific Affordable Housing Program
(“AHP”) be prepared by the Developer. The Affordable Housing Program is
implemented through an Affordable Housing Agreement between the City and the
Developer.
The AHP delineates how, when and where affordable housing units will be
provided, intended subsidies, income and/or rent restrictions and methods to verify
compliance.
6. Air Quality Improvement Plan (“AQIP”)
Preparation of a project specific AQIP is required to accompany SPA Plans,
pursuant to CVMC 19.92.030. The AQIP addresses compliance with the air quality
standards and policies of the San Diego County Air Pollution Control District
(“APCD”).
7. Water Conservation Plan (“WCP”)
Preparation of a project specific WCP is required to accompany SPA Plans,
pursuant to CVMC 19.92.030. The WCP prepared for the project addresses the long
term need to conserve water, short term emergency measures and establishes
standards for water conservation.
8. Energy Conservation Plan
The Otay Ranch GDP requires all SPA Plans to include a Non-Renewable Energy
Conservation Plan. The Energy Conservation Plan identifies measures to reduce the
use of non-renewable energy resources through, but not limited to, transportation;
building design and use; lighting; recycling and alternative energy sources.
9. Park, Recreation, Open Space and Trails Plan
The Otay Ranch GDP requires all SPA Plans to include a Parks, Recreation, Open
Space and Trails Plan. This Plan identifies locations, conceptual designs,
ownership, maintenance and phasing of park, recreation and trails facilities within
the SPA Plan Area. The Plan also establishes linkages to the Chula Vista Greenbelt
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 7 April 2024
Trail and Regional Trail. The Park, Recreation, Open Space and Trails Plan is
provided as Section V of the Village 8 East SPA Plan.
10. Community Purpose Facility Master Plan
The City of Chula Vista Municipal Code requires the preparation of a Community
Purpose Facility Master Plan as a component of a SPA Plan. This Plan identifies
the location of sites, acreages and facilities in the village. The Community Purpose
Facility Master Plan is provided as Chapter VI of the Village 8 East SPA Plan.
11. Agriculture Plan
The 1993 Otay Ranch Program EIR requires the preparation of an Agriculture Plan
concurrent with the approval of any SPA Plan affecting onsite agricultural
resources. This Plan describes the type of agriculture activities allowed as an
interim use, including buffering guidelines designed to prevent potential land use
interface impacts related to noise, odors, dust, insects, rodents and chemicals which
may accompany agricultural activities and operations.
12. Preserve Edge Plan
In accordance with the Otay Ranch Resource Management Plan (“RMP”), a
Preserve Edge Plan must be prepared for all SPA Plans that contain areas adjacent
to the Otay Ranch Preserve. The purpose of the Preserve Edge Plan is to identify
allowable uses within appropriate land use designations for areas adjacent to the
Preserve.
13. Fire Protection Plan
In accordance with the requirements of the City of Chula Vista Fire Department,
Chapter 49 of the 2022 California Fire Code, and the City of Chula Vista Fire Code,
a Fire Protection Plan must be provided for all new development in the Wildland
Urban Interface (“WUI”). The Fire Protection Plan identifies the wildfire risk
associated with the proposed development in the WUI area and provides measures
to minimize and mitigate potential for loss. A Fire Protection Plan and an
Addendum (2024) addressing Village 8 East has been prepared.
14. Technical Studies and Plans
The Otay Ranch GDP identified Project-wide Implementation Tasks including
preparation of an Overall Design Plan, Master Facility Plans and the Resource
Management Plan (Phase 2) for Otay Ranch. These project-wide implementation
tasks have been completed and serve as the basis for subsequent SPA planning. The
GDP also identified SPA Implementation Tasks that included preparation of SPA
Plans, PFFPs, Regional Facilities Reports, Master Facilities Plans, and others. The
full list of GDP and SPA Implementation tasks are located in Part III,
Implementation, of the 1993 GDP (pages 63-68). During the preparation of SPA
One, a number of Master Facility Plans were prepared to address the provision of
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 8 April 2024
certain facilities on a Ranch-wide basis. For this reason, subsequent SPA Plans are
required only to prepare Plans and Technical Studies specific to their development.
The plans for the villages are listed and described above.
Technical studies for the SPA Plan Area have been prepared for the Project EIR,
the PFFP or as part of this SPA Plan. These plans and studies, in conjunction with
mitigation measures identified by the EIR, fulfill the Otay Ranch GDP
requirements for individual Village SPA Plan implementation. The technical
studies and plans include:
• Biological Technical Report for Otay Ranch University Villages, Prepared
by Dudek & Associates, May 2014.
• University Villages Traffic Impact Analysis – Otay Ranch Villages 3 North
and a Portion of Village 4, 8 East and 10, prepared by Chen and Ryan
Associates, July 2014.
• Archaeological Evaluation of Cultural Resources at the Otay Ranch
Villages 3 North and a Portion of 4, 8 East and 10, prepared by Brian Smith
and Associates, March 2014.
• Paleontological Resource and Monitoring Assessment for Villages 3 North
and a Portion of 4, 8 East and 10, prepared by Brian Smith and Associates,
March 2014.
• Air Quality and Global Climate Change Technical Report for the Otay
Ranch University Villages Project, prepared by Dudek & Associates, May
2014.
• Noise Assessment Technical Report for the Otay Ranch University Villages
Project, prepared by Dudek & Associates, May 2014.
• Phase I Environmental Site Assessment for Village 3 North and a Portion
of Village 4, 8 East and 10 Coast2Coast Environmental, November 11,
2011.
• Master Drainage Study for Otay Ranch Village 8 East, prepared by
Hunsaker & Associates, June 2014.
• Master Water Quality Technical Report for Otay Ranch Village 8 East,
prepared by Hunsaker and Associates, June 2014.
• Overview of Sewer Service for Otay Ranch Villages 3 North and a Portion
of Village 4, 8 East, and 10, prepared by Wilson Engineering, May 2014.
• Overview of Water Service for Otay Ranch Villages 3 North and a Portion
of Village 4, 8 East, and 10, prepared by Wilson Engineering, May 2014.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 9 April 2024
• Geotechnical Investigation for Otay Ranch Village 8 East, prepared by
GEOCON, Inc., November 21, 2012.
• Air Toxics Health Risk Assessment for Otay Ranch Village 8 East, prepared
by Scientific Resources Associates, April 2013
• Fire Protection Plan University Villages – Village 8 East, prepared by
Dudek July 2014.
In addition to the above-listed technical reports and studies, the following analyses
were completed to support the Addendum to the 2014 EIR and analyze the proposed
revisions to the Chula Vista General Plan, Otay Ranch GDP, this SPA Plan and the
Otay Ranch Village 8 East Tentative Map:
• Otay Ranch Village 8 East – Air Quality and Greenhouse Gas Update,
prepared by Dudek, 2024.
• Otay Ranch Village 8 East Development Health Risk Screening Letter –
City of Chula Vista, prepared by Ldn Consulting, Inc., 2023.
• Otay Ranch Village 8 East Addendum – Review of Biological Resources,
prepared by Dudek, 2024.
• Updated Geotechnical Report, Otay Ranch Village 8 East, Chula Vista,
California, 2023.
• TM Drainage Study for Otay Ranch-Village 8 East, prepared by Hunsaker
& Associates, 2023.
• Priority Development Project (“PDP”) Storm Water Quality Management
Plan (“SWQMP”) for Otay Ranch Village 8 East Tentative Map, prepared
by Hunsaker & Associates, 2023.
• Otay Ranch Village 8 East Project – Noise Update Analysis, Prepared by
Dudek, 2023.
• Otay Ranch Village 8 East CEQA Transportation Analysis & Local
Mobility Analysis Memorandum, prepared by Chen-Ryan, 2023.
• Otay Ranch 8 East SPA Amendment Water Evaluation, prepared by Dexter
Wilson Engineering, Inc., 2023.
• Otay Ranch 8 East SPA Amendment Sewer Evaluation, prepared by Dexter
Wilson Engineering, Inc., 2023.
• Otay Ranch Village 8 East Archeological and Paleontological Update,
prepared by Dudek, 2024.
• Village 8 East Fiscal Impact Analysis Summary Report, DPFG/RH
Consulting Group, LLC, 2024.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 10 April 2024
D. LEGAL SIGNIFICANCE AND CEQA
The project is subject to the requirements of the California Environmental Quality
Act (“CEQA”). A January 2024 Addendum to the Otay Ranch University Villages
Project Comprehensive Sectional Planning Area Plan Amendment Final
Environmental Impact Report (“FEIR”) (EIR 13-01; SCH No. 2013071077;
approved December 2014 with addendums adopted in December 2016 and June
2021) has been prepared for this SPA Plan amendment and related actions. All
mitigation measures and monitoring activities in the Otay Ranch University
Villages Project Comprehensive Sectional Planning Area Plan Amendment FEIR
(EIR 13-01; SCH No. 2013071077; approved December 2014 with addendums
adopted in December 2016 and June 2021) and the related Mitigation Monitoring
and Reporting Program that are applicable to this Village Eight East Sectional
Planning Area shall be fully implemented and enforced. All future discretionary
permits will need to be consistent with this SPA Plan.
E. RELATED DOCUMENTS
The Chula Vista General Plan and Otay Ranch General Development Plan establish
the broad policy level standards and requirements for planning Village 8 East. The
Otay Ranch GDP also authorizes the level of development intended within the SPA
Plan Area and establishes the PC Zoning implementation process. All of the other
documents that are components of the SPA Plan package (Village Design Plans,
Public Facility Finance Plans, etc.) are prepared concurrently and based on this SPA
Plan.
Concurrent with the SPA level documents, subdivision maps and improvement
plans will be prepared which will provide the detailed information necessary to
construct the project described by the SPA level documents. These plans, the
construction process and ultimate uses/activities within the SPA must comply with
the applicable provisions of this SPA Plan and related documents, including:
• City of Chula Vista General Plan;
• Otay Ranch General Development Plan;
• Otay Ranch Resource Management Plan (Phase 1 and 2);
• Multi-Species Conservation Plan Subarea Plan;
• City of Chula Vista Parks and Recreation Master Plan;
• City of Chula Vista Greenbelt Master Plan;
• Otay Valley Regional Park Concept Plan;
• Otay Valley Regional Park Design Standards & Guidelines;
• Otay Valley Regional Park Trail Guidelines; and,
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East I. Introduction
PAGE 11 April 2024
• Land Offer Agreement (2014)
• Chula Vista Fire Facility Master Plan (2014)
F. LAND OFFER AGREEMENT
This SPA Plan is internally consistent with the applicable provisions of the Land
Offer Agreement, dated June 17, 2014 between the City of Chula Vista and SSBT
LCRE V, LLC.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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II. Development Concept
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 15 April 2024
II. DEVELOPMENT CONCEPT
A. LOCATION AND REGIONAL SETTING
The SPA Plan Area is located at the southern edge of the Otay Valley Parcel of Otay Ranch,
just north of the Otay River Valley. Exhibit 1: Regional Location Map illustrates
the regional location of the SPA Plan Area; Exhibit 2: Vicinity Map illustrates the
location of Village 8 East within the Otay Valley Parcel of Otay Ranch.
Village 8 East is located south of Main Street, west of SR-125 and north of the Otay
River Valley. Existing development in the vicinity of Village 8 East includes Otay
Ranch Village 7 and Olympian High School to the north and Village 8 West to the
west. Future Otay Ranch Village 9 is located to the east.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 16 April 2024
Exhibit 1: Regional Location Map
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 17 April 2024
B. DESIGN INFLUENCE
The Chula Vista General Plan and the Otay Ranch planning documents (Otay
Ranch General Development Plan, Overall Design Plan, and other SPA plans for
Otay Ranch) describe the general design characteristics of Otay Ranch villages.
The design of Village 8 East is based on those guiding documents, the unique on-
site characteristics including the landform and aesthetics, existing and planned
circulation patterns, and land use relationships between Village 8 East and
surrounding development, especially Village 8 West and Village 9. The urban
village concept described in the Otay Ranch GDP provides additional focus for the
village. While general design influences are described below, design features and
development requirements are addressed in the PC District Regulations and Village
Design Plan.
1. Site Characteristics and Visual Context
The Village 8 East landform consists of large mesas sloping into the Otay River
Valley. One prominent drainage tributary to the Otay River extends north from the
river valley into the SPA Plan Area. The Otay River Valley, part of the Otay Ranch
Preserve and Otay Valley Regional Park, is located south of Village 8 East and
provides view opportunities. While situated above the bottom of the river valley,
Village 8 East is visible to users of the Otay Valley Regional Park and Chula Vista
Greenbelt trail systems. Further, Village 8 East is visible from the SR-125 tollway,
which is generally below the SPA Plan Area.
2. Circulation
The northern edge of Village 8 East is generally defined by the extension of Main
Street, identified by the Otay Ranch GDP as a 6-Lane Prime Arterial. La Media
Parkway, a planned 4-Lane Major Road is the extension of existing La Media
Parkway connecting the Village 8 West Town Center to Village 9, is planned to
bisect the southern third of Village 8 East in an east/west direction. These
Circulation Element roads establish connection points which Village 8 East must
accommodate and thereby set general elevations and corresponding grades.
Access to SR-125 from Village 8 East will be via the parallel street system
interchange design consisting of a couplet/parallel street system interchange with
ramps at Main Street and La Media Parkway acting as a single freeway access
system via connected on-way frontage roads in Village 8 East and Village 9.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 18 April 2024
Exhibit 2: Vicinity Map
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 19 April 2024
3. Surrounding Land Uses
The SPA Plan Area is located at the southern limit of the Otay Valley Parcel. The
village planning concept provides for compatible land uses between adjoining
villages. Immediately surrounding the SPA Plan Area are existing and planned
development areas and dedicated Preserve open space. Existing surrounding
development includes Otay Ranch Village 7 and Olympian High School, located
north of Village 8 East and SR-125 immediately east of the village.
The Village 8 West SPA Plan Area, which includes the Village 8 West Town Center
and is planned for up to 2,334 residential units and up to 300,000 square feet of
commercial/retail, is immediately west of the project site. Village 8 East is planned
as a complimentary village to Village 8 West by providing additional density in
support of the Village 8 West Town Center. The two villages are connected by a
series of trails including the Village Pathway through the village core, Regional
Trails along Main Street and La Media Parkway and the Chula Vista Greenbelt
Trail located within the Otay River Valley.
Future Village 9, planned for 3,959 residential units and up to 1.5 million square
feet of commercial and retail uses is located east of Village 8 East. Village 8 East
is connected to Village 9 by a future multi-modal bridge spanning SR-125 and the
Regional Trails along Main Street and La Media Parkway.
These villages/planning areas are expected to be built out by 2030, subject to
market conditions. The existing and planned communities and land uses
surrounding the SPA Plan Area are depicted on Exhibit 3: Aerial Context Map.
Section II.D – Land Use Pattern provides additional context for how planned
development in Villages 8 West and 9 influenced the design of Village 8 East.
C. SITE UTILIZATION
The Village 8 East land uses are presented in Exhibit 4: Village 8 East Site
Utilization Plan, Table 1: Site Utilization Summary and Exhibit 5: Village 8
East Zoning District Map, as contemplated by the Otay Ranch GDP for this
village. The Site Utilization Plan and Summary and Zoning District Map work
together and assign a general utilization for each development parcel within this
SPA Plan. Uses include an elementary school, a variety of parks, a Community
Purpose Facility site, open space areas, multi-family residential units and Village
Core areas. In addition to defining each parcel, the Site Utilization Summary
assigns a permitted density range and an estimated number of dwelling units.
Commercial square footage is generally planned within parcels designated Village
Core (“VC”), with final square footage allocations to be determined during the
Design Review process. Dwelling unit intensity assigned to each parcel is an
estimate of the development potential and is not a guaranty that the identified
number of units or maximum intensity will be achieved for each parcel. Dwelling
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 20 April 2024
units and commercial square footage may be reallocated between parcels pursuant
to PC District Regulations, Chapter 10. Implementation and Administration.
D. COMMUNITY STRUCTURE
Village 8 East is designed as an urban village with a pedestrian oriented and multi-
modal transportation focus. The design is consistent with the goals of the Otay
Ranch GDP which guide the creation of distinct, residential communities that
include a village core with a strong connection to surrounding villages. The Village
8 East design is intended to provide balanced and diverse land uses,
environmentally sensitive development and multi-modal transportation
opportunities while creating a “sense of place” for village residents. The village is
comprised of a Village Core with a mix of public land uses, commercial and higher
density residential development designed with a focus on creating multi-modal
transportation opportunities, including pedestrian, bicycle, NEV and transit.
A “main street” village identity is created along the Village Core Savoria Parkway
frontage. As described in greater detail in the Village Design Plan, the main street
theme is created through the use of special paving, enhanced landscaping and
architectural treatment. Allowed land uses within the Village Core include
residential and commercial uses which may be mixed on a single parcel or
presented as a single use on a parcel within the Village Core. The final design will
be determined during Design Review.
The Village Core includes seven parcels designated VC that may include
approximately 1,348 multi-family (attached or detached) residential units and
20,000 square feet of commercial uses. A neighborhood park and an elementary
school site are also within the Village Core. The community is designed to attract
village residents to the core for social, education, neighborhood shopping and
recreation and community activities. With its proximity to the Village 8 West Town
Center, Village 8 East is part of a larger community that meets the
commercial/retail, employment and housing needs of the Otay Ranch Planning
Area. A variety of neighborhoods, featuring a range of housing types and designs
are planned with up to 1,664 multi-family homes surrounding the village core
connected by a circulation network that emphasizes pedestrian comfort and safety.
The hierarchical pedestrian circulation system includes the Chula Vista Regional
Trail, Chula Vista Greenbelt Trail, Village Pathway, Promenade Trails and the
Neighborhood and Edge Trail linkages. Village 8 East includes an approximately
¾ mile segment of the Chula Vista Greenbelt Trail. This segment will be
implemented according to the Greenbelt Master Plan and OVRP Design Standards
and Guidelines. Two pedestrian connections from Village 8 East to the Chula Vista
Greenbelt/OVRP trail are provided along the Community Park Entry Drive
(Avenida Caprise) and the Community Park Trail. Pedestrian access is provided
between the Community Park and the Greenbelt/OVRP trail along the park’s
southern edge.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 21 April 2024
Source: June 2023 Google Maps
Exhibit 3: Aerial Context Map
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 22 April 2024
The land use pattern establishes key connections to Main Street and La Media
Parkway via a north/south internal street (La Palmita Drive) linking land uses in
the Village Core and the surrounding neighborhoods. The extension of Main Street
generally forms the northern boundary of the village and provides primary access
to Village 8 East via La Palmita Drive. La Media Parkway provides secondary
access to Village 8 East from Village 8 West and will cross SR-125 in the future
to connect with the future Village 9.
Though Village 8 East is bifurcated by La Media Parkway, a 4-Lane Major Road,
a Village Pathway will connect the southern neighborhoods to the village core
along La Palmita Road and Delgado Drive. In addition, pedestrian connections are
planned to the City’s Greenbelt trail system and the Community Park within the
Otay Valley Regional Park to the south, the Village 8 West Town Center and
Village 9. Access to the regional transportation network includes a potential Bus
Rapid Transit stop along Main Street in Village 8 West and local bus service on
Main Street. Neighborhood electric vehicles are permitted on the off-street, two-
way Regional Trail facility along the south side of La Media Parkway, on low-
speed internal streets and the planned Multi-Modal Bridge spanning SR-125.
Bicycle circulation is accommodated along Main Street and La Media Parkway,
as well as the internal street network and the Multi-Modal Bridge.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 23 April 2024
Exhibit 4: Village 8 East Site Utilization Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 24 April 2024
Table 1: Village 8 East Site Utilization Summary
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 25 April 2024
Table 1: Site Utilization Summary (continued)
Notes:
1 Estimated Units are provided for planning purposes only, do not represent the final unit
allocation for each parcel and shall not be used to limit or restrict the final units allocated to any
parcel.; The final unit allocation must remain consistent with the permitted density range
applicable to the parcel. The final unit allocation shall be determined during Design Review and
shall be documented in the Unit Tracking Table (Village 8 East SPA Plan, Attachment 1).
Revisions to the Site Utilization Table shall not be required based on changes to the Estimated
Units presented herein.
2 Final acreage information to be determined during final engineering. Acreage may vary due to
rounding. Residential and Village Core gross acreage includes approximately 15.3 of perimeter
open space areas. Open space easements shall be recorded over perimeter open space slopes that
are to be maintained by the Master HOA or a Sub -Association, as determined during final
design.
3 Estimated Density calculated based on gross parcel acreage. Final density to be determined
during Design Review.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 26 April 2024
Notes:
4 20,000 square feet of commercial uses are authorized within Village 8 East. Commercial SF
may be developed within a single parcel designated VC or distributed among any parcel
designated VC (VC-1 through VC-7). The final distribution of commercial SF to be determined
during Design Review. The “Permitted Density Range” is not applicable to VC parcels with no
residential units.
5 VC-3B and VC-5 are anticipated to be developed with non-residential uses only, consistent
with the Village Core zoning district. The “Permitted Density Range” is not applicable to VC
parcels with no residential units.
6 Per the Land Offer Agreement (7/8/2014), the Village 8 East SPA Plan shall designate 4.0
acres of CPF land. The Applicant is proposing to meet a portion of the Village 8 East CPF
obligation by designating the 1.2-acre CPF-1 site as a private recreation facility. The remaining
2.8 acre CPF obligation shall be addressed in a separate agreement between the Applicant and
the City of Chula Vista.
7 Both the Village 8 East SPA Plan and Tentative Map include the "Proposed” and “Alternative”
configuration and acreage for the S-1 School Site and P-1 Neighborhood Park. Either the
Proposed or Alternative may be implemented without the need for an amendme nt to the SPA
Plan or TM. If the proposed configuration is implemented, the S-1 site would be 10.0 acre (net)
and the P-1 park site would be 6.5 acre (net); however, if the alternative configuration is
implemented, the S-1 site would be 12.0 acres (net) and the P-1 park site would be 4.6 acres
(net). The final neighborhood park acreage shall be addressed in a separate agreement between
the Applicant and the City of Chula Vista.
8 The S-1 school site has an underlying residential land use designation of High Residential. If
the site is not developed as a school site, then it shall be developed as residential; however, if
the site is developed as an elementary school, then the 264 units may be reallocated to another
Village 8 East parcel or transferred to another village, as permitted in the Village 8 East PC
District Regulations, Chapter 10, Implementation and Administration.
9 A portion of the Edge Trail and associated overlook features (approximately 1.76 acres) are
included within the 8.2-acre OS-7 parcel. The Edge Trail area shall be secured with a public
access easement and the 1.76 acres shall satisfy a portion of the Village 8 East park obligation.
The 1.76-acre Edge Trail area is not counted toward meeting the Village 8 East open space
requirement.
10 Village 8 East acreage adjusted from approved 2014 development area to reflect changes in
SR-125 ROW and to facilitate the future SR-125 ROW Decertification process.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 27 April 2024
Note: The Village 8 East Zoning District Map is provided for reference only. See Village 8 East Planned
Community District Regulations for additional information.
Exhibit 5: Village 8 East Zoning District Map
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 28 April 2024
D. MAPPING REFINEMENTS AND DENSITY TRANSFERS
The SPA Plan provides guidance for future development at the subdivision and
improvement plan levels and is the basic reference for determining permitted land
uses, densities, total units and required public facilities. The SPA Plan is not
intended to be used in a manner that predetermines the development solution for
each and every parcel. It is intended to reflect the City’s intent for determining the
intensity, design and desired character for the property.
The development parcels and interior circulation indicated on the Site Utilization
Plan is conceptual. Minor modifications to these configurations may occur as a part
of the tentative tract map, final map and final engineering approval process.
Modifications to the SPA Plan exhibits and text to reflect adjustments based on an
approved tentative tract map or final map, may be accomplished without a formal
SPA amendment, through the substantial conformance procedure established in the
PC District Regulations.
Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will be
achieved on each parcel; however, the maximum density as specified for individual
parcels shall not be exceeded. Actual dwelling unit yields for projects will be
determined by field conditions and a number of external factors that influence the
design and density of individual projects. Dwelling unit reallocations between
parcels may be permitted so long as the total dwelling units authorized for Village
8 East (3,276) is not exceeded and the transfer and receiving parcels remain
consistent with the density range of the land use designation/zoning district applied
to each parcel per the Village 8 East Site Utilization Plan and Village 8 East Zoning
District Map. Said transfer shall be documented in the Unit Tracking Matrix as part
of Design Review.
Minor changes to the parcel boundary shown on the Village 8 East Zoning District
Map resulting from the approval of a tentative or final map shall be subject to
approval of the Director of Development Services, or their designee (See Chapter
10. Implementation & Administration, Otay Ranch Village 8 East, Planned
Community District Regulations.)
E. DENSITY TRANSFERS BETWEEN VILLAGES
Villages 3 North and a Portion of Village 4 (Village 3 North), 8 East and 10 were
concurrently planned and processed as three separate SPA Plans. Pursuant to the
Land Offer Agreement between the City of Chula Vista and SSBT LCRE V, LLC
(Applicant) dated July 8, 2014, 6,897 units are allocated amongst the three SPA
Plan Areas. Because these villages would be built out over approximately 15 years,
it was impossible to determine the market demand in each village throughout build-
out. Therefore, to accommodate future fluctuations in market demand, the Land
Offer Agreement permits density transfers between villages of up to 15% of the
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East II. Development Concept
PAGE 29 April 2024
total units authorized for each village. The criteria below must be met for the
density transfer to be approved without a SPA Plan Amendment.
Pursuant to the Land Offer Agreement , the Applicant may transfer, at its
discretion, up to fifteen percent (15%) of the units allocated to a village within the
Project to another village within the same Project. The Director of Development
Services may administratively approve, in his or her discretion, any transfer of
units more than fifteen percent (15%) or any transfer of units to another village
within Otay Ranch but not within the Project, if all of the following requirements are
satisfied:
• The transfer of units between villages is consistent with the village design
policies and the Entitlements for the village into which the units are being
transferred;
• The total number of units for the Project is not exceeded;
• Public facilities and infrastructure including schools and parks are provided
based on the final number of units within each village or Planning Area;
• The planned identity of the villages are preserved including the creation of
pedestrian friendly and transit-oriented development;
• Preserve conveyance obligations will continue to be based on the final map
development area; and
• The Applicant provides proof to the City of Chula Vista that all affected
property owners (owners of any parcel subject to the proposed transfer)
consent to the Density Transfer.
F. SECONDARY DESIGNATION FOR ELEMENTARY SCHOOL SITE
The elementary school site has been designated on the Village 8 East Site
Utilization Plan for planning purposes; however, if a school district determines that
the school site will not be used for school purposes, the underlying High Residential
(RM-2) zoning will be implemented with densities of 18-27 dwelling units per acre.
Table 1: Village 8 East Site Utilization Summary allocates 264 multi-family
units to the S-1 school site.
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III. Circulation
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 33 April 2024
III. CIRCULATION PLAN – A MULTI-MODAL APPROACH
A. INTRODUCTION
The Village 8 East Circulation Plan provides a multi-modal system that extends
existing transportation routes and constructs planned facilities. The Circulation
Plan incorporates vehicular and non-vehicular modes of transportation with public
transportation as required by the Otay Ranch GDP. The Chula Vista General Plan
Land Use and Transportation Element encourages, “a sustainable
circulation/mobility system that provides transportation choices and is well-
integrated with the City’s land uses.” In addition, the CVGP includes policies which
emphasize improved linkages between land development and pedestrian networks,
including:
• Promote and encourage development with a mix of commercial and
residential organized around compact, walkable, neighborhoods and districts
that are close to a wide variety of employment, goods and services, so as to
reduce reliance on the automobile.
• Encourage inviting, well-planned, pedestrian-friendly street environments in
all new development with good site design, adequate walkway widths and
amenities.
• Encourage and promote pedestrian-friendly elements for transit including
enhancements to roadways, interchanges and bridge crossings.
• Promote the use of non-polluting and renewable alternatives for mobility
through a system of NEV, bicycle and pedestrian paths and trails that are safe,
attractive and convenient forms of transportation.
• Support healthy lifestyles among residents through increasing opportunities
for regular physical activity by encouraging the development of a network of
pedestrian walkways in all neighborhoods.
The Village 8 East Circulation Plan establishes a network that provides access to
the community as established by the Otay Ranch GDP and in accordance with the
CVGP. The Circulation Plan arranges roads into a hierarchy, organized by function,
to facilitate access within and around the village. Streets within the SPA Plan Area
are designed as “complete” streets defined as roadways that are “…designed and
operated to enable safe access for all users. Pedestrians, bicyclists, motorists and
transit riders of all ages and abilities much be able to safely move along and across
a complete street. (Complete Street Coalition).” These facilities are designed to
create an integrated system of roads, bike lanes, NEV, trails and pedestrian
walkways.
Concurrent with the replanning effort in Village 8 East, CALTRANS initiated a
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 34 April 2024
Project Study Report-Project Development Support (“PSR-PDS”) to evaluate
alternatives that provide new local street connections, increase capacity, improve
mobility, and relieve congestion on State Route 125 (SR-125) between the Otay
River and Birch Road. The PSR-PDS includes four preliminary designs for the SR-
125 interchanges at Main Street and La Media Parkway. The Village 8 East land
use plan reflects Alternative B. The Village 8 East SPA and Tentative Map reflect
the ultimate SR-125 ROW and design for Alternative B described below.
Alternative B: Couplet/Parallel Street System Interchange Alternative B consists of
a couplet/parallel street system interchange with ramps at Main Street and La Media
Parkway acting as a single freeway access point via connected one-way frontage
roads (Type L-5 per Caltrans Highway Design Manual (“HDM”) Section
502.2(C)). For this alternative, vehicles traveling northbound on SR-125 would exit
at La Media Parkway and enter SR-125 at Main Street. Similarly, southbound
vehicles would exit SR-125 at Main Street and enter SR-125 at La Media Parkway.
The on/off ramps at La Media Parkway and Main Street will be connected by two-
lane, one-way frontage roads. This alternative will include three new overcrossings
of SR-125 at Main Street, La Media Parkway and a new Multi-Modal Bridge (17-
feet wide).
The Village 8 East plan also connects to local and regional trails systems that
provide access between village cores, neighborhood parks, community parks,
elementary schools, open space areas including the Chula Vista Greenbelt Trail and
Regional Trail systems, and residential areas. Street classifications within the
village are consistent with the Chula Vista 2002 Street Otay Ranch Design
Standards and have been refined to reflect the specific opportunities and constraints
of the SPA Plan Area. Specific street design standards are established at the
Tentative Map level and conceptually presented in this SPA Plan.
The SPA Plan Public Facilities Finance Plan (“PFFP”) establishes a circulation
phasing plan which identifies the timing of specific improvements necessary to
serve the project. The PFFP also describes the obligations for the construction, or
contributions toward construction, for specific street segments which provide
access to the village.
The following sections describe the regional circulation network, project
circulation network, street standards, phasing of street improvements, transit
planning and bicycle and pedestrian trails for the SPA Plan Area.
B. REGIONAL CIRCULATION NETWORK
Regional access to Village 8 East is provided by State Route 125, which is located
adjacent to the project site. The vehicular circulation network is conceptually
shown in Exhibit 6: Vehicular Circulation Plan. SR-125 couplet interchange
planned between Main Street and La Media Parkway will provide access from
Village 8 East to SR-125. See Exhibit 7: SR-125 Couplet Interchange Concept
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 35 April 2024
Plan for additional information. I-805 located approximately 4 miles west of
Village 8 East, provides additional north-south access as does I-5, approximately 7
miles west of the SPA Plan area. State Route 54 and SR-905 provide regional east-
west circulation approximately 7 miles north and south of the project site,
respectively.
Main Street, a 6-lane Prime Arterial, provides east-west access to the SPA Plan
Area and connects to SR-125 just east of Village 8 East. North-south access is
provided via La Media Parkway, a 4-lane Major Road that provides secondary
access through the SPA Plan Area.
The Otay Ranch GDP provides for the expansion of the regional transit system into
Otay Ranch. An east-west Rapid Bus service line is planned along Main Street. A
north-south Bus Rapid Transit (BRT) route is planned through the Eastern Urban
Center, connecting to Village 9 adjacent to Village 8 East. Local bus service is
anticipated along Main Street.
C. VEHICULAR CIRCULATION NETWORK
The primary entry from the north into Village 8 East will be from Main Street at La
Palmita Drive. La Media Parkway, a 4-Lane Major Road provides additional access
from the west and east. These entries will be signalized and allow full turning
movements.
The internal circulation concept provides adequate vehicular access through the
village, with alternate routes to disperse traffic. The internal circulation streets are
specifically designed to enhance the Village 8 East village core and surrounding
neighborhoods. Traffic calming features, such as narrowed streets, roundabouts,
medians, curb-side parking and diagonal parking are located in the internal
circulation network at appropriate locations. The final traffic calming measure
locations to be determined during final engineering.
The circulation plan encourages pedestrian activity, bicycle access and NEV routes.
Pedestrians are accommodated on all streets which are designed with landscaped
parkways along sidewalks, Promenade Trails, Village Pathways or Regional Trails
to create a fully connected pedestrian network. Main Street and La Media Parkway
include an off-street 5-foot-wide bike lane adjacent to the Chula Vista Regional
Trail. Private street configurations to be determined during Design Review and
refined during final engineering.
The phasing of development concurrent with the provision of adequate road
capacity and access improvements is fully described in the PFFP. These
improvements have been phased and designed to maintain an adequate level of
service in the circulation system serving the SPA Plan Area and on internal
roadways throughout build-out.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 36 April 2024
Exhibit 6: Vehicular Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 37 April 2024
Note: The Applicant is coordinating with CALTRANS and the City of Chula Vista on the SR-125 Couplet Interchange
Design. This concept plan is provided for reference only and is subject to final design and approval by CALTRAN S.
Exhibit 7: SR-125 Couplet Interchange Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 38 April 2024
D. STREET STANDARDS
Street standards for the arterial roads were established in the Mobility Chapter of
the Otay Ranch GDP and previous project development approvals. Internal streets,
based on the City of Chula Vista Design and Construction Standard Drawings
(2017), will be constructed to meet City engineering standards and conform to the
policies of the Otay Ranch GDP. The Mobility chapter of the Otay Ranch GDP also
allows modifications to standard street designs specific to each village. Final
improvement designs will be determined as part of the subdivision approval
process.
The Otay Ranch GDP describes automobile-oriented improvements as only one
component of an integrated mobility system, which includes bicycles, pedestrian
trails and public transit systems. For this reason, all circulation streets in and around
the SPA Plan Area have been designed to minimize steep gradients where possible,
and all circulation street right-of-way designs provide sidewalks or trails
appropriate to the street classification.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 39 April 2024
Exhibit 8: Six Lane Prime Arterial
Main Street (TM Street Section 1)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 40 April 2024
Westerly project boundary to La Palmita Drive / Delgado Drive
Exhibit 9: 4- Lane Major Road
Not to Scale La Media Parkway (TM Street Section 2A)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 41 April 2024
La Palmita Drive / Delgado Drive to easterly project boundary
Exhibit 10: 4- Lane Major Road (continued)
Not to Scale La Media Parkway (TM Street Section 2B)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 42 April 2024
Exhibit 11: Modified Residential Collector
Not to Scale Calle Escuela (TM Street Section 3)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 43 April 2024
Exhibit 12: Modified Secondary Village Entry with Median
Not to Scale La Palmita Drive (TM Street Section 4)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 44 April 2024
Exhibit 13: Modified Promenade Street
Not to Scale Delgado Drive (TM Street Section 5)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 45 April 2024
Exhibit 14: Modified Residential Collector
Not to Scale Del Sueño Drive (TM Street Section 6)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 46 April 2024
Exhibit 15: Modified Secondary Village Entry Street
Not to Scale Portion of Savoria Parkway at School/Park (TM Street Section 7)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 47 April 2024
Exhibit 16: Modified Secondary Village Entry Street with Diagonal Parking
Not to Scale Portion of Savoria Parkway at Village Core (TM Street Section 8)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 48 April 2024
Exhibit 17: Modified Secondary Village Entry Street
Not to Scale Portion of Savoria Parkway at Village Core (TM Street Section 9)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 49 April 2024
Exhibit 18: One Way Frontage Road (Southbound)
Not to Scale Via Palermo (TM Street Section 10)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 50 April 2024
Exhibit 19: Modified Residential Collector
Not to Scale Portion of Delgado Drive (Parcel R-7 to CPF-1) (TM Street Section 11)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 51 April 2024
Note: The Community Park Entry Drive (Avenida Caprise) was included in the adopted Village 8 West SPA and
Tentative Map as an off-site improvement. This illustrative representation is consistent with the Village 8 West
approved design and is provided for reference only.
Exhibit 20: Community Park Entry Drive
Not to Scale Village 8 West Avenida Caprise (TM Street Section 12)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 52 April 2024
Exhibit 21: Private Access Road
Not to Scale Western Edge of R-7 to La Media Parkway (TM Street Section 13)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 53 April 2024
E. TRAFFIC CALMING PLAN
The purpose of the Village 8 East Traffic Calming Plan is to lower the vehicle
speeds on neighborhood streets without restricting access. This Traffic Calming
Plan includes a set of street designs that slow and reduce traffic speeds while
encouraging walkers and cyclists to share the street, Village Pathway or Regional
Trail facilities. The intent in implementing traffic calming measures throughout
Village 8 East is to create streets that are valuable public spaces shared equally by
all users.
The overall goals of the Traffic Calming Plan are to:
• Improve the quality of life for residents;
• Reduce impacts of motor vehicles on local and collector streets;
• Create safe and attractive streets; and
• Create a friendly environment for pedestrians and bicyclists.
The objectives of the Traffic Calming Plan are to:
• Increase the level of respect for non-motorists;
• Create a feeling of safety for all users;
• Improve safety and convenience for all users;
• Reduce traffic accidents;
• Reduce noise;
• Provide space for non-vehicular users;
• Enhance street appearance;
• Reduce vehicular speed; and
• Reduce the need for enforcement.
Traffic calming measures are designed to physically force drivers to slow down to
avoid an uncomfortable driving experience. Traffic calming measures can also be
designed to achieve a desired speed limit which drivers are physically compelled
to meet. Design considerations include safety, maintenance, emergency vehicle
access, self-enforcement and drainage. There are a variety of traffic calming
measures that are widely used throughout the United States. The Village 8 East
Traffic Calming Plan includes the traffic calming measures described in Table 2:
Traffic Calming Measures. The conceptual locations of proposed traffic calming
measures are depicted in Exhibit 22: Conceptual Traffic Calming Plan. The final
locations of these measures will be determined during final engineering.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 54 April 2024
Exhibit 22: Conceptual Traffic Calming Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 55 April 2024
Table 2: Traffic Calming Measures
Traffic Calming
Measure Description Benefit/Target
Roundabouts Roundabouts include a raised center
landscaped island, special paving,
splitter islands, accessible pedestrian
crossings and pedestrian/bike refuge
islands and ramps
• Reduces speed
• Improves safety
• Provides multi-modal
accommodations
• Improves traffic movement
• Replaces traffic
stops/signals
Lane Narrowing Travel lanes are narrowed by reducing
the paving width from standards and
may include pavement markings
• Reduces speed
• Improves safety
• Provides multi-modal
accommodations
On-Street Bicycle Facilities Bicycle lanes are designated through
the use of signage and pavement
striping identifying separate travel
lanes for bicycles
• Reduces speed
• Improves safety
• Provides multi-modal
accommodations
On-Street Parking Striped diagonal parking or parallel
parking along one or both sides of a
street
• Reduces speed
• Improves safety
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 56 April 2024
La Palmita Drive & Savoria Parkway
La Palmita Drive & Calle Escuela
Exhibit 23: Conceptual Roundabouts
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 57 April 2024
Typical Roundabout Cross Section
Exhibit 23: Conceptual Roundabouts (continued)
F. ALTERNATIVE MODES
Alternative modes of transportation including NEVs, bicycles, walking and transit.
Providing alternative modes allows people to get out of their cars and into the public
realm where they can interact with one another as a vibrant community. Alternative
modes also promote healthier lifestyles by encouraging increased physical activity
and potentially reducing vehicle use and associated air pollutants.
The following section describes the primary alternative modes accommodated
within Village 8 East. These include public transportation and NEV, pedestrian,
and bicycle facilities.
1. Public Transportation
Public transportation is an integral part of the Otay Ranch Community. The design
of the SPA Plan Area promotes access to public transit and locates land uses close
to proposed transit stations and local bus stops. The San Diego Association of
Governments (SANDAG) is responsible for regional transportation and transit
planning. The SANDAG Board of Directors adopted the San Diego Forward: 2021
Regional Plan which established the multimodal transportation system for San
Diego County, including the City of Chula Vista. The 2021 Regional Plan includes
Rapid Bus service from Downtown San Diego to Otay Ranch and ultimately to East
Otay Mesa and the Mexican Border. In addition, Rapid Bus routes link the H Street
Trolley Station to Otay Ranch via Southwestern College. The Chula Vista General
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 58 April 2024
Plan also includes plans for a Rapid Bus Route between the Palomar Street Trolley
Station and EastLake Business Center via Main Street and Otay Ranch. Rapid Bus
service is planned along La Media Parkway and Main Street, with a planned stop
in the Village 8 West Town Center. The conceptual transit plan for the SPA Plan
Area is shown in Exhibit 24: Conceptual Public Transportation Plan.
There are no planned Rapid Bus stops planned within Village 8 East. Local Bus
Service may be provided through Village 8 East on Main Street with potential stops
located at the La Palmita Drive intersection. Transit stop locations and design are
based on the following principals:
• Locate transit stops where there are a number of major pedestrian
generators.
• Locate transit stops and pedestrian walkways to provide access while
respecting the privacy of residential areas.
• At the intersection of two or more transit routes, locate bus stops to
minimize walking distance between transfer stations.
• Locate bus turnouts on the far side of the intersections to avoid conflicts
between transit vehicles and automobile traffic, permitting right-turning
vehicles to continue turning movements.
• Transit stops should be provided with adequate walkway lighting and well
designated shelters.
• Walkway ramps should be provided at transit stops to ensure accessibility.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 59 April 2024
Exhibit 24: Conceptual Public Transportation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 60 April 2024
2. Neighborhood Electric Vehicle Circulation Network
Neighborhood electric vehicles provide a clean alternative vehicular mode of
transportation, ideal for shorter trips. The NEV network, as illustrated in Exhibit
25: Neighborhood Electric Vehicle Circulation Plan, consists of internal low-
speed streets within Village 8 East and off-street NEV facilities. NEVs are
permitted on all public streets with a posted speed limit of 35 miles per hour or less.
The circulation system has been intentionally designed to provide an internally
connected system of low-speed streets that allow NEVs to travel between various
destinations within Village 8 East and connects west to Village 8 West and east to
future Village 9. The following NEV routes are planned within Village 8 East:
Location NEV Facility
Description Exhibit
La Media Parkway – east of
La Palmita Drive, south ROW
Off-street two-way, 12’ wide
shared bike/NEV path
See Exhibit 9
Savoria Parkway – from Del
Sueno to La Palmita Drive
On-street, two-way shared flow
in 12’ travel lanes
See Exhibit 14
Savoria Parkway – La Palmita
Drive to Multi-Modal Bridge
On-street two-way shared flow in
16.5’ - 20’ travel lanes
See Exhibits 15 and 16
Multi-Modal Bridge – Village
8 East to Village 9
Off-street two -way shared NEV,
bike and pedestrian flow on 15’
wide path
See Exhibit 29
Del Sueno Drive – Savoria
Parkway to Calle Escuela
On-street two-way shared flow in
12’ travel lanes
See Exhibit 13
La Palmita Drive / Delgado
Drive – Savoria Parkway to
CPF-1 Site
On-street two-way shared flow in
12’ travel lanes
See Exhibits 11, 12 and 18
Calle Escuela – Del
Sueno Drive to Via
Palermo
On-street, two-way
shared flow in 12’ travel
lanes
See Exhibit 10
Avenida Caprise –
Village 8 West to P-2
Community Park
On-street two-way
shared flow in 12’ travel
lanes
See Exhibit 19
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 61 April 2024
Exhibit 25: Neighborhood Electric Vehicle Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 62 April 2024
3. Bicycle Circulation Network
Bicycles are accommodated throughout Village 8 East via an interconnected
network, as illustrated on Exhibit 26: Conceptual Bicycle Circulation Plan and
as described below. The final design is to be refined during final engineering and
may be different than the facilities presented herein.
• Off-Street Bike Lanes – a 5.5-foot-wide off-street cycle track is planned on both
sides of Main Street. A two-way off-street shared cycle track/NEV facility is
planned along the south side of La Media Parkway within the 17-foot Regional
Trail. In order to accommodate a safe transition from the on-street bike lanes in
Village 8 West and the off-street cycle track facility in Village 8 East, the north
side of La Media Parkway between the western boundary and La Palmita Drive
will include an 11-foot Regional Trail. Bicycles will cross onto the 17-foot
Regional Trail on the south side of La Media Parkway at the La Palmita
intersection. The cycle track facility will cross SR-125 to connect to Village 9
to the east.
• On-Street Bike Lanes – a 5-foot wide on-street bike lane with a 3-foot buffer is
planned along both sides of La Palmita Drive.
• Multi-Modal Bridge – the planned 17-foot-wide Multi-Modal Bridge provides
a bicycle connection across SR-125 between the Village 8 East core area and
the future Village 9 Town Center.
• Village Pathway – The Village Pathway, which is planned along La Palmita
Drive, Avenida Escuela and Savoria Parkway is a 10 to 12-foot wide off-street,
interconnected multi-use trail that accommodates bicycle and pedestrian users.
• Local Streets – Although no dedicated lanes are provided for bicycles, the
traffic volumes on these internal streets will be low enough to accommodate
bicycles as well as vehicles.
• Chula Vista Regional Trail – The Regional Trail is located along Main Street,
La Media Parkway and the Community Park Entry Drive (Avenida Caprise).
Bicycles are accommodated on these 5.5 to 10-foot-wide multi-use trails
designated cycle tracks and Class I bike lanes, depending on the location.
• Chula Vista Greenbelt Trail – A segment of the Chula Vista Greenbelt Trail is planned
along the southern edge of the P-2 Community Park (“P-2”). This 16-foot-wide multi-
use trail easement will accommodate pedestrian, bicycle and equestrian users.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 63 April 2024
Exhibit 26: Conceptual Bicycle Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 64 April 2024
4. Pedestrian Circulation
The pedestrian circulation network includes an interconnected system of pathways,
trails and sidewalks as illustrated in Exhibit 27: Conceptual Pedestrian
Circulation Plan. The Village 8 East SPA Plan is designed to accommodate the
trails program generally described by the Otay Ranch GDP, Overall Design Plan,
the Chula Vista Active Transportation Plan, the City of Chula Vista Greenbelt
Master Plan and Otay Valley Regional Park (OVRP) Concept Plan. The plan
recognizes the provision of bicycle and pedestrian circulation is fundamental to
creating urban villages. All village streets and sidewalks have been designed at
gradients of 10 percent or less to facilitate pedestrian circulation.
The street cross-sections illustrate regional and village trails and pathways located
along public roadways. The following includes a brief description of each type of
pedestrian facility planned within Village 8 East. Separate trail cross-sections are
also provided below.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 65 April 2024
Exhibit 27: Conceptual Pedestrian Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 66 April 2024
Chula Vista Greenbelt /Otay Valley Regional Park Trail
As described in the Chula Vista Greenbelt Master Plan and OVRP Concept Plan,
planned multi-use trails, including equestrian uses, will be implemented within the
existing Salt Creek sewer access/maintenance road through the Otay Valley on the
north side of the river. The segment of the Greenbelt Trail within Village 8 East is
approximately ¾ mile and is located along the southern edge of the P-2 Community
Park. The Greenbelt Trail is connected to the internal community park access trail
circulation system at multiple points along the park’s southern edge. In addition,
two pedestrian connections are provided between Village 8 East and the Chula
Vista Greenbelt/OVRP trail via the Community Park Entry Drive and Community
Park Access Trail.
The OVRP Concept Plan identifies a multi-use trail system through the Otay River
Valley. The portion of the Greenbelt Trail described above coincides with the
OVRP trail. By co-locating these trails on the existing Salt Creek Sewer
maintenance access road, wherever possible, impacts to sensitive habitat in the
river valley are minimized and access to the MSCP Preserve is controlled. The
Chula Vista Greenbelt Trail will be implemented according to the Greenbelt
Master Plan and OVRP Design Standards and Guidelines. All trail signage shall
conform with the Greenbelt Master Plan.
Exhibit 28: Chula Vista Greenbelt Trail
TM Trail Section 3
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 67 April 2024
Regional Trails
Chula Vista Regional Trails are located on the south side of Main Street, the south
side of La Media Parkway, a portion of the north side of La Media and the east side
of Delgado Drive and providing direct pedestrian access to the Community Park
via the Edge Trail and the Community Park Access Trail. The Regional Trails are
located adjacent to the roadways and may meander within adjacent landscape
buffers. The concrete or decomposed granite trails are 10 feet wide. The Regional
Trails connect Village 8 East to the Village 8 West Town Center, Village 9 Town
Center, and the University Planning Area. The Regional Trail is also planned along
the east side of the Community Park Entry Drive (Avenida Escaya) and extends
south of the P-2 Park driveway, providing an additional pedestrian connection to
the Community Park and the Chula Vista Greenbelt Trail.
Main Street (TM Street Section 1)
Exhibit 29: Chula Vista Regional Trail
TM Street Sections 1, 2A and 2B and TM Trail Section 1
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 68 April 2024
La Media Parkway (La Palmita Drive / Delgado Drive to easterly project boundary) (TM Street
Section 2B)
La Media Parkway (westerly project boundary to La Palmita Drive / Delgado Drive @ North
ROW) (TM Street Section 2A)
Exhibit 29: Chula Vista Regional Trail (continued)
TM Street Sections 1, 2A and 2B and TM Trail Section 1
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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La Media Parkway (westerly project boundary to La Palmita Drive / Delgado Drive @ South
ROW) (TM Street Section 2A)
Exhibit 29: Chula Vista Regional Trail (continued)
TM Street Sections 1, 2A and 2B and TM Trail Section 1
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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South of Avenida Caprise to Chula Vista Greenbelt Trail (TM Trail Section 1)
Note: Grading and surface improvements within the 30’ Utility & Access Easement were approved with the Village
8 West SPA, Tentative Map and Grading Plan as an off-site improvement. Implementation of the Regional Trail
component within the 30’ utility corridor is limited to fencing, to be determined based on field conditions. This
illustrative representation is consistent with the approved design and is provided for reference only.
Exhibit 29: Chula Vista Regional Trail (continued)
TM Street Sections 1, 2A and 2B TM Trail Section1
Multi-Modal Bridge
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 71 April 2024
The 17-foot-wide Multi-Modal Bridge provides the Village Pathway connection
between the Village 8 East core and the future Village 9 Town Center. This bridge
will be designed to accommodate pedestrians, bicycles and NEVs. A conceptual
design for the bridge is provided below. Final design to be determined during final
engineering.
Exhibit 30: Conceptual Multi-Modal Bridge
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 72 April 2024
Village Pathway
Village Pathways are inter-village, multi-purpose paths which link all of the Otay
Valley Parcel villages and provide access to transit stations. The Village Pathway
is a 10-to-12-foot colored concrete pathway, separated from the street by a
landscaped, tree-lined parkway. In Village 8 East, the Village Pathway is proposed
along La Palmita Drive south to La Media Parkway and on both sides of Savoria
Parkway through the Main Street area and along portions of the school and park
site. The Village Pathway would also extend along Calle Escuela, providing a
continuous link between Village 8 West and Village 8 East.
Exhibit 31: Village Pathway
TM Street Sections3, 4, 5, 6, 7, 8, 9, and 10
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Promenade Trail
The Promenade Trail is planned along the west and north side of the elementary
school site (S-1) and along the west side of La Palmita Drive. The Promenade Trail
is planned as a tree lined 6-foot concrete path with a 7 to 8-foot landscape parkway
between the path and the curb.
Exhibit 32: Promenade Trail
TM Street Sections4, 5, 6 and 7
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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Community Park Trail and Emergency/Maintenance Access Road
The Community Park Trail provides direct pedestrian access between Village 8
East and the Community Park and the Chula Vista Greenbelt Trail system located
in the Otay River Valley. This trail is co-located with utilities necessary to serve
Village 8 East and the Community Park and AR-11 and is comprised of a 20 foot
wide paved surface and post and rail fencing, on both sides. The facility is widened
at the southeast portion to provide vehicular access between P-2 and AR-11.
Secondary emergency access to the Community Park and maintenance access for
the public utilities are also provided along this corridor. A portion of the
Community Park Trail is within the MSCP Preserve. See the Village 8 East
Preserve Edge Plan for additional details.
Note: Trail co-located within utility corridor
Exhibit 33: Community Park Trail and Emergency/Maintenance Access Road
TM Trail Section 2
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 75 April 2024
Community Park Access Trail
Pedestrian connections between the Otay Ranch Community Park South (P-2) and
the Chula Vista Greenbelt Trail are conceptually shown on the Tentative Map. The
10-foot-wide Community Park Access Trail locations will be refined during the
park planning process.
Exhibit 34: Community Park Access Trail
TM Trail Section 6
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 76 April 2024
Edge Trail
The Edge Trail is comprised of a 12-foot-wide trail that loops around the
neighborhoods south of La Media Parkway and provides a pedestrian linkage
between the Regional Trail on La Media Parkway/Delgado Drive and the
Community Park Trail leading to the Community Park and Chula Vista Greenbelt
Trail system in the Otay River Valley. A portion of this trail segment will be located
within the 100’ Preserve Edge at the southern portion of Village 8 East.
Edge Trail within OS-7
Note: If trail grade exceeds 5%, trail surface may be concrete. Conceptual design may be modified during
final engineering to address drainage.
Exhibit 35: Edge Trail
TM Trail Section 4
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 77 April 2024
Edge Trail at perimeter of R-7, R-9 and R-10
Note: If trail grade exceeds 5%, trail surface may be concrete. Conceptual design may be modified during
final engineering to address drainage. See TM Street Section 13 for Edge Trail condition at R-7.
Exhibit 36: Edge Trail
TM Street Section 13 and TM Trail Section 5
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East III. Circulation
PAGE 78 April 2024
Neighborhood Trail
The Neighborhood Trail is comprised of a 5-foot-wide concrete or D.G. planned to
connect the neighborhoods north of La Media Parkway to the Regional Trail on La
Media Parkway/Delgado Drive.
Notes: If trail grade exceeds 5%, trail surface may be concrete. Conceptual design may be
modified during final engineering to address drainage.
Exhibit 37: Neighborhood Trail
TM Trail Section 7
IV. Grading
Page Intentionally Left Blank
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East IV. Grading
PAGE 81 April 2024
IV. GRADING
A. INTRODUCTION
The Land Use and Transportation Element of the Chula Vista General Plan states
the mesas, hilltops, and gently rolling topography in Chula Vista area offer the best
conditions for development. Steeply sloped hills and valleys can serve as resources,
linking developed regions and important natural features. A goal of the Otay Ranch
GDP is to concentrate urban development on flatter areas, while retaining the
sensitive natural topographic features. The SPA Plan Area is located primarily on
mesa tops sloping south to the Otay River Valley. Slopes surrounding the village
will be undulating with variable horizontal and vertical gradients, to blend into the
surrounding terrain and create an aesthetically pleasing setting. This chapter
describes the guiding policies and requirements for grading and their application to
the topographic characteristics of the SPA Plan Area.
B. GRADING REQUIREMENTS
To ensure subsequent grading plans implement the City’s policies regarding
landform grading and hillside development, final grading design to implement the
SPA Plan shall be consistent with the grading design concepts of the SPA
Conceptual Grading Plan and shall adhere to the grading standards and policies
described below.
City of Chula Vista Grading Ordinance
Chula Vista Municipal Code Section 15.04 – Grading Ordinance, contains specific
criteria to guide grading within the City:
• Create artificial slopes with curves and varying slope ratios designed to
simulate the appearance of surrounding natural terrain.
• Incorporate created ravine and ridge shapes with protective drainage
control systems and integrated landscaping design.
• Conventional grading shall mean the standard 2-to-1 slope and other
uniform slope faces.
• Conventional grading should be restricted to those cases where adherence
to landform grading principles would not produce any significant
contribution to the high-quality site planning goals established overall by
the General Plan.
• Conventional grading is only appropriate where landform grading is
demonstrated to be impractical or the location of the slope is in a very low
visibility situation.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East IV. Grading
PAGE 82 April 2024
• The fact that landform grading may not produce the maximum size of
building pad or development area is not sufficient justification for
determining that landform grading is impractical.
Otay Ranch General Development Plan
The Otay Ranch General Development Plan also contains specific criteria to
guide grading in the overall ranch area. Final grading designs implementing the
SPA grading concept are required to incorporate the following:
• Grading within the SPA Plan Area shall be subject to Chapter 15.04 -
Excavation, Grading and Fills of the Municipal Code.
• Ranch-wide, there shall be preservation of 83 percent of the existing steep
slopes (property with gradients of 25 percent or greater).
• Geotechnical investigations shall be provided with each SPA plan.
• Grading within each village is intended to minimize earthmoving distances
and to facilitate phased grading.
• Naturalized buffering shall be provided as a transition between
development and significant existing landforms.
• Manufactured slope faces over 25 feet shall be varied to avoid excessive
“flat planed” surfaces.
• Variable slope ratios not exceeding 2:1 should be utilized when developing
grading plans.
• To complement landform grading, landform planting techniques will be
utilized. As in a natural setting, major elements of the landscape are
concentrated largely in the concave “drainages,” while convex portions are
planted primarily with ground cover and minor materials.
Otay Ranch Overall Design Plan
The Otay Ranch Overall Design Plan provides additional guidelines for grading
within the project area:
• When grading in any of the defined scenic corridors, contours shall be
carefully modulated and softened to blend with existing natural slopes to
create a more natural and irregular appearance.
• Excessively long, uniform slopes shall be avoided.
• Contours should be rounded and blended without sharp or unnatural corners
where cut or fill slopes intersect a natural canyon or slope.
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• Transitions between new cut and fill slopes and natural slopes should be
made by rolling the top or bottom of the new slope to integrate the two
conditions.
• When grading for development or where roadways intersect a natural slope
without cut or fill slopes (daylight condition), a rounded top or bottom of
the slope should be retained to blend the natural slope with the building or
road pad.
• Create road alignments to meet the natural contours with minimal grading
and blending of cut/fill slopes with natural topography is required.
• When feasible, divided roads may be split vertically to soften the impact of
grading and to maximize potential scenic views.
• Landscape graded slopes with native and indigenous plant materials to
blend with existing planting when adjacent to new landscaping.
C. STEEP SLOPES
The GDP and RMP establish a ranch-wide standard for landform modification that
83% of steep slopes (natural slopes with gradients of 25% or greater) shall be
preserved within the Otay Ranch. Based on current data collection and updated
modeling results, Otay Ranch contains 9,821 acres of land with gradients of 25%
or greater. Applying the GDP/RMP requirement for 83% Ranch-wide steep slope
preservation equates to 1,670 acres of steep slopes Ranch-wide that could be
impacted.
Development of Village 8 East would impact approximately 18.6 acres of natural
steep slopes within the Otay Valley Parcel of Otay Ranch. See Exhibit 38: Village
8 East Steep Slope Impacts. Future build-out projections for remaining SPA Plan
areas in the Otay Valley, Proctor Valley, and San Ysidro Parcels estimate that 1,069
acres of steep slopes will be impacted Ranch-wide including the 18.6 acres within
Village 8 East. Combined with set steep slope impacts (approximately 335.6 acres
from approved plans), Ranch-wide impacts are estimated at 1,404.6 acres. The
1,404.6 acres of impact equates to approximately 86% preservation which is above
the 83% preservation standard in the RMP. Table 3 provides a summary of the
projected Ranch-wide impacts to steep slopes at build out.
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Table 3: Otay Ranch Steep Slopes
Existing Steep
Slopes (Slope
Gradient ≥ 25%)
Steep Slope Impacts
(City of Chula Vista)
Projected Steep Slope
Impacts
(County of San
Diego)
Otay Valley Parcel
Approved SPA Plans:
Villages 1 and 1 West, 2, 4 (Park
Portion), 5, 6, 7, 8 West, 9, 11, and
Planning Area 12 (Eastern Urban
Center and Freeway Commercial)
Sub-totals 439 335.6 -
Remaining SPA Plans:
Village 3, 4 (Remainder), 8 East, 10,
University, and Planning Area 18
Sub-totals 287.4 202.7(1) -
Proctor Valley
Remaining SPA Plans:
Village 13, 14, 16, and 19
Sub-totals 486.3 - 378.3(2a,3)
San Ysidro Mountains
Remaining SPA Plans:
Villages 15 and 17
Sub-totals 560.1 - 488.0(2b,3)
Outside Development Areas
Sub-totals 8,048.5 0 0
Ranch-wide Sub-totals 9,821.3 538.3 866.3
Ranch-wide Totals 9,821.3 1,404.6
Notes:
1. Slope impacts are based on best available data including currently proposed
projects (SPA Plans/Tentative Maps) and current GDP/SRP development areas.
2. Excludes acreages associated with Wildlife Agency conservation acquisitions that
would no longer be developable:
a. 108 acres within Proctor Valley
b. 72.1 acres within San Ysidro Mountains
3. Assumes development will impact 100% of steep slopes (slope gradient ≥ 25%)
within current GDP/SRP development areas.
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Exhibit 38: Village 8 East Steep Slope Impacts
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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D. GRADING CONCEPT
The SPA level grading plan provides a preliminary grading concept identifying
major slope locations. The preliminary grading design is as indicated on Exhibit
39: Conceptual Grading Plan. The grading concept is based on the following
objectives:
• Create efficient man-made landforms that visually respond to natural terrain
characteristics where practical.
• Create and maintain on- and off-site views.
• When significant land forms are modified for project implementation, round
the land form as much as possible to blend into the natural grade.
• With approval of the City Engineer, round the tops and toes of slopes.
When slopes cannot be rounded, utilize vegetation to alleviate sharp angular
appearances.
• Balance earthwork, utilizing an equal amount of cut for an equal amount of
fill.
• Create, where possible, barriers or physical separation from traffic noise
sources.
• Utilize elevation changes to separate potential land use conflicts.
• Wherever possible, create a fairly level area for a village core that will
accommodate mixed-use, community purpose facility, elementary school,
neighborhood park and multi-family residential development.
• Create useable areas that provide for a variety of residential housing types.
• Minimize, where feasible, impacts to sensitive areas including the Otay
River Valley.
Manufactured internal slopes within the SPA Plan Area are typically 2:1 maximum
gradient. If at the tentative map stage slopes of 25 feet in height or greater in
highly visible locations are proposed, landform grading techniques may be
considered on a case-by-case basis as/and approved by the Director of
Development Services or their designee. In the SPA Plan Area, the most visible
slope locations are along prime arterial streets and adjacent to the Otay River
Valley open space preserve area. As such, landform grading techniques will be
used for slopes 25 feet in height or greater where they occur along prime arterial
streets and natural open space, to the greatest extent possible.
Preliminary soil and geotechnical reports have been prepared for the SPA Plan Area
and have identified the site as suitable for development. The proposed raw grading
quantity for the Plan area is approximately 4.96 million cubic yards of balanced cut
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and fill material. This raw quantity is exclusive of remedial measures which may
be required by the soils engineer. Actual quantities will be based on more detailed
engineering at the tentative map, grading plan and final map stages. Grading limits
extend beyond the boundary of the SPA Plan for the construction of roads and
infrastructure.
Based on actual field conditions, the erosion potential of slopes will be reduced
with control measures such as berms at the tops of slopes, paved interceptor ditches,
and vegetation. Erosion control will be consistent with best management practices.
Project grading permits will provide assurances acceptable to the City Engineer that
landscaped slopes will have adequate maintenance to ensure continued viability of
landscaping. Generally, except for private lots, slopes which exceed ten feet in
height will be maintained by a homeowners’ or property owners’ association or a
landscape maintenance Community Facilities District (CFD).
E. GRADING REVIEW
Tentative Maps and grading plans will require conformance to the grading concepts
and requirements contained in this SPA, and to all applicable City policies and
ordinances.
Prior to grading plan approval by the City Engineer, all grading will be subject to
the requirements of the Chula Vista Storm Water Manual, the City of Chula Vista
Subdivision Manual, Design and Construction Standards of the City of Chula Vista,
San Diego Area Regional Standard Drawings, and Standard Specifications for
Public Works Construction.
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Exhibit 39: Conceptual Grading Plan
V. Parks, Recreation, Open Space
& Trails Master Plan
Page Intentionally Left Blank
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Otay Ranch Village 8 East V. Parks, Recreation, Open Space & Trails Master Plan
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V. PARKS, RECREATION, OPEN SPACE & TRAILS MASTER PLAN
A. PURPOSE
This Parks, Recreation, Open Space and Trails Master Plan ("SPA Park Master
Plan") identifies and describes park, recreation, open space and trail facilities for
the Village 8 East SPA Plan Area. This SPA Park Master Plan meets the Otay
Ranch Parks, Recreation and Open Space goals, objectives, policies and
implementation measures identified in the Otay Ranch GDP to provide parks,
recreation and open space amenities. The primary goal is to enhance the quality of
life for residents and visitors by providing a variety of active and passive
recreational opportunities.
This SPA Park Master Plan also meets the goals, policies, and requirements of the
2018 City of Chula Vista Parks and Recreation Master Plan, the City of Chula Vista
Greenbelt Master Plan and Otay Valley Regional Park Concept Plan. This Plan
incorporates both SPA and Tentative Map-level requirements for planning parks,
recreation facilities, open space and trails associated with the development of the
SPA Plan Area.
[Note: Village 8 East Park Implementation information presented herein is subject
to change. The Final Park Implementation proposal to be determined during
discussions between the Applicant and City Management during second submittal
review.]
B. REGULATORY FRAMEWORK
The provision and implementation of parks and open space in the SPA Plan Area
is regulated by the following:
Chula Vista Municipal Code – SPA Plans
Section 19.48.090 (P-C-Planned Community Zone) of the Chula Vista Municipal
Code establishes Sectional Planning Area Plans, Requirements and Content.
Subsection C.1. requires the following information to be contained in a SPA site
utilization plan:
• Land Uses
• Parks
• Open Space
Chula Vista Municipal Code – Park Lands and Public Facilities
Chapter 17.10 (Park Lands and Public Facilities) of the Chula Vista Municipal
Codes establishes the requirements for dedication of land, development of
improvements, parkland criteria, in-lieu fees for land dedication and development
improvements, commencement of park development, and collections and
distribution of park fees.
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PAGE 92 April 2024
Otay Ranch GDP
The Otay Ranch GDP requires specific identification of park, recreation and open
space provisions at the SPA Plan level. The SPA requirements are:
• Provide a Parks Master Plan
• Identify and reserve specific sites
• Identify equipment needs.
• Identify alternative financing methods.
• Identify alternative maintenance entities and funding.
• Identify phasing.
• Identify plans for the use of reclaimed water, as appropriate.
• Review needs for special purpose parks.
The Otay Ranch parks and recreation goals, objectives and policies provide for a
variety of parks and recreation amenities. Otay Ranch provides the opportunity for
a full range of passive and active recreational opportunities both locally and on a
regional basis. Otay Ranch GDP goals, objectives and policies related to park and
recreation facilities include the following:
Goal: Provide diverse park and recreational opportunities within Otay
Ranch which meet the recreational, conservation, preservation, cultural and
aesthetic needs of project residents of all ages and physical abilities.
Objective: Identify park, recreational and open space opportunities, where
appropriate, to serve the South County region and San Diego County as a whole.
Policy: Encourage joint use of utility easements with appropriate and
compatible uses, including, but not limited to, open space, agriculture, parking
and trails.
Objective: Maximize conservation, joint uses and access and consider safety in
the design of recreational facilities.
Policy: Commercial recreation opportunities may be permitted within Town
Square, community and regional parks to generate revenue to defray park
operational expenses.
Policy: Utilize conservation measures including reclaimed water, efficient
irrigation systems and drought tolerant plant material in the development of
public and private parks where allowed.
Policy: Minimize park operation and maintenance costs and identify
funding sources for continued operation and maintenance of all Otay Ranch park
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and open space land.
Objective: Provide neighborhood and Community Park and recreational
facilities to serve the recreational needs of local residents.
Policy: Provide a minimum of 3 acres of neighborhood and Community
Parkland (as governed by the Quimby Act) and 12 acres per 1,000 Otay Ranch
residents of other active or passive recreation and open space area.
Policy: Encourage the design of park sites adjacent to public schools and
other public lands where co-location of facilities is feasible. Joint use
agreements with school districts are encouraged.”
Chula Vista Parks and Recreation Master Plan
The Chula Vista Parks and Recreation Master Plan contains goals and policies that
serve as the blueprint for creating a quality park system. The document establishes
goals for the creation of a comprehensive parks and recreation system that meets
the needs of the public by effectively distributing park types and associated
recreation facilities and programs throughout the City. The park sites identified on
the Site Utilization Plan are consistent with the requirements of the PRMP.
Conceptual designs for the Village 8 East parks are consistent with the park
descriptions in the Parks and Recreation Master Plan; however, the final design of
the public parks may be refined or modified during park planning to include other
facilities or amenities that serve evolving demographics and associated outdoor
recreational needs and meet the intent of the City’s parks mission.
Chula Vista Greenbelt Master Plan
The Chula Vista Greenbelt Master Plan implements an open space and trails
concept which consists of connected open space ringing the City of Chula Vista
that includes the Sweetwater Valley and Otay Valley, connected by the Otay Lakes
on the east and the San Diego Bay on the west. A primary trail system within the
Greenbelt will consist of multi-use and rural paths which will total approximately
28-miles surrounding the City. The Greenbelt Master Plan addresses existing and
potential trail locations, trail and staging area development standards, and
maintenance responsibilities. Portions of the Greenbelt include open space
conservation areas established through the MSCP and the San Diego National
Wildlife Refuge.
Otay Valley Regional Park Concept Plan
The Otay Valley Regional Park (OVRP) is a multi-jurisdictional planning effort by
the City of Chula Vista, County of San Diego and the City of San Diego. The
OVRP will provide residents and visitors recreational opportunities ranging from
playing fields and picnic areas to hiking, biking, and horse trails while protecting
open space, wildlife, historic, agricultural, and archaeological resources. The
OVRP links south San Diego Bay with Upper and Lower Otay Lakes.
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The OVRP Concept Plan was originally adopted in 2001 and subsequently updated
in 2016 and provides policy direction for the jurisdictions for coordinated land
acquisition and development for the regional park within this framework of private
property rights. The OVRP Concept Plan does not change existing zoning, land
use plans or add new development regulations. It also does not preclude private
development. The OVRP Concept Plan does not call for specific types of
recreational development or give detailed design plans for specific areas. These
development decisions will be made as master plans and site-specific development
plans such as SPA Plans are prepared.
SPA Plan Public Facilities Finance Plan
The Municipal Code establishes, as a condition of SPA approval, the preparation
of a Public Facilities Finance Plan (PFFP). The PFFP must show how and when
facilities and services necessary to accommodate the development will be installed
and financed, including a phasing schedule to ensure that facilities are provided in
a timely manner and that one area will not utilize more than the area’s fair share of
facility or service capacity.
Entitlement Documents
Park, recreation and open space provisions are further defined as development
entitlements are processed as follows:
Tentative Map requirements:
• Include local park sites in Conditions of Approval
• Identify funding for local parks and timing for the payment
of pad fees
• Review existing or proposed trails on adjacent properties to
ensure linkages
Subdivision Landscape Master Plan requirements:
• Include all principal landscape design concepts (same
size/scale as Tentative Map)
• Include all park, recreation, open space, and trails
• Identify ownership and maintenance responsibilities
Final Map requirements:
• Dedicate local park sites
• Assure funding for local parks
• Implement design guidelines
Building Permit Requirements:
• Pay impact fee (if established)
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C. PARK REQUIREMENTS
Chula Vista Municipal Code
The City of Chula Vista Municipal Code, Chapter 17.10, Parklands and Public
Facilities (12/94), establishes the method by which actual required park acreage is
to be calculated, based on the number and type of residential units determined at
the Final Map level. The City's 2002 Park Acquisition and Development Fee
Update determined that each single family detached dwelling unit, including
detached condominiums, generates a need for 460 square feet of developed
parkland and each attached multi-family unit generates a need for 341 square feet
of developed parkland. Based on 336 single family detached homes, including
detached condominiums, and 2,940 multi-family attached homes, the parkland
obligation for Village 8 East is approximately 26.5 acres.
Table 4: Estimated Required Park Land Dedication
Dwelling
Unit Type
Target Number
of Units
Park
Area/DU
Total
AC
Single Family
Detached1 336 460 SF 3.5
Multiple Family
Attached 2,940 341 SF 23.0
Total 3,276 26.51
1 Includes detached condominiums
City of Chula Vista Landscape Manual
The Chula Vista Landscape Manual, Part Three addresses the requirements and
criteria of public projects, including parks, open space and streetscapes (whether a
City Public Works project or a private “turnkey” project). The Landscape Manual
provides the requirements for submittals, graphics and standards, design standards
and criteria, landscaping, irrigation, and trails.
SPA Plan
The GDP requires SPA-level planning to define the location, acreage and
boundaries of neighborhood and Community Parks and open space. The PFFP
further analyzes and determines park requirements and phasing.
The SPA Land Use Plan provides a 6.5-acre (net) Neighborhood Park (P-1) within
the village core, a 36.3 (net)2 Community Park (P-2) and the Edge Trail comprised
1 The final park land obligation to be determined at issuance of building permit by unit type.
2 The Community Park (P-2) parcel may be expanded if the Tentative Map Community Park P -2 / OS-6 Alternative
is implemented. See Village 8 East Tentative Map, Sheet 6 for additional details.
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of 2.1 net acres. The eastern portion (22.6 gross acres) of Active Recreation (AR-
11 per OVRP Concept Plan) is within the boundaries of this SPA Plan but is not
proposed for development at this time and the Applicant is not proposing to satisfy
any portion of the Village 8 East parkland obligations within the City’s AR-11 site.
The total parkland in the SPA Plan Area available for public park land credit totals
44.9 acres (net). The actual park acreage requirements will be based on the number
of residential units (and projected population) approved on the subsequent Final
Map(s) and/or at building permit issuance for Village 8 East and is further
discussed in the PFFP. The Village 8 East Tentative Map also includes an
alternative P-1 Neighborhood Park / S-1 School Site configuration that would
reduce the neighborhood park to 4.6 acres (net), depending on the needs of the
Chula Vista Elementary School District. If this alternative is implemented, then
the balance of the Village 8 East park obligation would be satisfied pursuant to a
separate agreement between the Applicant and the City of Chula Vista.
D. VILLAGE PARK AND RECREATION PROGRAM
The Otay Ranch Parks and Recreation Facility Implementation Plan (adopted by
the City Council on October 28, 1993) identifies the parks facility improvement
standards for Otay Ranch. The City of Chula Vista Recreation Department and the
Parks Division of the Public Works Department conducted subsequent facilities
needs assessments and proposed modifications to the adopted Otay Ranch Plan.
This SPA Park Master Plan strives for consistency with the Otay Ranch Plan and
the current proposed plans and policies of the Development Services Department.
This SPA Park Master Plan identifies the proposed types, quantities and location
of the facilities provided at each park site in the SPA Plan Area. In addition to
identifying specific facility needs and requirements, the goal of the SPA Park
Master Plan is to describe the elements necessary to ensure a rich variety of
recreational opportunities, while satisfying identified recreation needs. The
variety of recreational elements proposed and the recreational opportunities
envisioned are discussed below.
1. Recreation
The village concept organizes land uses to create a cohesive, pedestrian friendly
community, encourage non-vehicular trips and foster interaction between residents.
The SPA Park Master Plan provides a variety of recreational opportunities to
support the village concept. The recreational plan is based on the following
principles:
• Recreation standards such as total parks and recreation acreage, minimum
park size, and facility design shall conform to City requirements.
• Progressive parks and recreation concepts shall be employed with programs
tailored to people rather than people to programs.
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• Standards for size and design of activity areas and facilities shall be
reviewed periodically and adapted to the changing needs of the population
served.
• Logical site selection criteria to distinguish between “Community” and
“Neighborhood” Parks. Recreational considerations such as active versus
passive, big-muscle versus small motor muscle, family-oriented versus
adult-oriented shall be considered in the context of overall land planning.
• Ownership and maintenance responsibilities for parks and recreation
facilities within the villages shall be analyzed to appropriately reflect areas
of benefit, public funding limitations and fiscal impact.
• Major parks and recreation facilities shall be linked by a trail system for
pedestrians and bicycles.
To the extent practical, Community and Neighborhood Parks should be located near
school sites to increase the potential for shared use of facilities. Joint planning and
design of adjacent school/park facilities is encouraged.
The following list of park, recreation and open space amenities are planned within
Village 8 East:
Active Recreation Areas
Active recreation areas are identified in the OVRP Concept Plan and the Chula
Vista MSCP Subarea Plan. These are areas within the MSCP and Otay Ranch
Preserve which are suitable for more active recreational opportunities. The project
includes a 22.6-acre (gross) portion of the active recreation area identified as
Recreation Area 11 in the OVRP Concept Plan. The 22.6-acre portion of AR-11 is
also within the SPA boundary but is not proposed for development. This property
is owned by the City of Chula Vista and remains available for active recreation uses
in the future and is designated “AR-11” in the Village 8 East SPA Plan. Pedestrian
access to the AR-11 site is provided via the Chula Vista Greenbelt Trail and a
conceptual location for vehicular access and recycled water service is shown on the
Village 8 East Tentative Map.
Community Park
The PRMP, Table 4.3: Recreation Facilities in Public Parks includes the following
Recreational facilities in the Otay Ranch P-2 Community Park South (PRMP Park
#102): soccer fields, softball fields, basketball courts, tennis courts, play structures
for ages 2-5, play structures for ages 5-12, open green space, a 21,000 SF
Recreation/Community Center, a restroom building, picnic tables, shade structures
and parking. The project includes the 36.3-acre (net) Otay Ranch Community Park
South site which will also provide connections to the Chula Vista Greenbelt trail
system and an OVRP trail staging area. The final design of the community park
may be refined or modified during park planning to include other facilities or
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amenities that serve evolving demographics and associated outdoor recreational
needs and meet the intent of the City’s parks mission.
Neighborhood Park
The PRMP, Table 4.3: Recreation Facilities in Public Parks, includes the following
recreational facilities for the P-1 Neighborhood Park (PRMP Park #126): lighted
soccer/multi-purpose fields, lighted basketball courts, two lighted tennis/pickleball
courts, play structure for ages 2-5, play structure for ages 5-12, open green space,
maintenance/restroom building, dog park, picnic tables, paved walkways with
lighting and parking. The final design of the neighborhood park may be refined or
modified during park planning to include other facilities or amenities that serve
evolving demographics and associated outdoor recreational needs and meet the
intent of the City’s parks mission.
Private Recreation Facilities
Private recreation facilities emphasize informal social and recreational activities.
Facilities may include informal play areas, tot lots and seating areas. Pursuant to
the CVMC Section 19.48.040B.6.d, any request for credit toward the Village 8
East 4.0-acre Community Purpose Facility obligation shall be limited to 35% of
the obligation, or 1.4 acres. To receive CPF credit for a Private Recreation Facility,
the site must be designed pursuant to CVMC 14.48.025H., as further described in
the Community Purpose Facility Master Plan, Chapter VI.
Public Schools
Public school buildings and outdoor play areas provide an opportunity for
recreational activities within a village. The location of schools adjacent to parks
enhances both uses and may allow for shared use of facilities.
Commercial Centers
Commercial areas within a village can provide recreational opportunities in the
form of outdoor seating and eating areas. Businesses such as cafes, bookstores and
bike shops promote leisure and recreational activities.
Community Purpose Facilities
Pursuant to the CVMC 19.48.025, qualified CPF uses may also serve the
recreational needs of Village 8 East residents, with uses such a YMCA, Boys and
Girls Club or similar non-profit uses. See the PC District Regulations for additional
detail on compliance and permitted uses.
Private Open Space
Per CVMC Section 19.28.090, Private Open Space areas are required within multi-
family neighborhoods to serve individual resident needs, as identified in the PC
District Regulations. Private Open Space areas may include private fenced yards,
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courtyards, balconies, porches, roof decks, and side yards that meet the minimum
requirements in the PC District Regulations.
Common Usable Open Space (CUOS)
Per CVMC Section 19.28.090, CUOS areas are required in multi-family
neighborhoods. CUOS areas may be combined into useable spaces to meet the
neighborhood requirement as defined in the PC District Regs. Per the City of
Chula Vista Design Manual, Chapter II Multiple Family, CUOS areas should
include both passive and active recreation amenities such as tables, benches, pools,
barbecues, courts and tot lots. The final design will be determined during the Design
Review process.
Village Pathway and Trails
Special pedestrian and bicycle routes provide an opportunity for expanded
recreation and for conveniently traveling to parks or other recreational sites within
a village, as depicted on Exhibit: 26 Conceptual Bicycle Circulation Plan and
Exhibit 27: Conceptual Pedestrian Circulation Plan.
2. Parks
Park Development Standards
The SPA Park Master Plan will adhere to the standards and requirements set forth
in the City of Chula Vista Landscape Manual and the PRMP, Chapter 3. General
standards include the following for determining net useable park acreage:
• Park sites shall be graded to a 2% slope to accommodate the facility
requirements of the specific park site.
• Slopes steeper than 4:1 are ineligible for park credit.
• Graded slopes are to be constructed in conformance with the City’s
landform grading policies.
All park areas shall be accessible per the American Disabilities Act (ADA)
requirements.
Park Descriptions
There is one neighborhood park and a community park within Village 8 East.
Exhibit 40: Parks, Recreation, Open Space and Trails Plan illustrates the
locations of the parks within the Village 8 East SPA boundary. A conceptual design
and description of park facilities is provided below. Based on the “Recreation
Needs Assessment” survey from 2015, the PRMP (2018) recommends the facilities
listed below be included in the public parks within Village 8 East. A specific
quantity and type of sport fields and amenities anticipated within the Village 8 parks
has been identified in the PRMP; however, the final design of the public parks may
be refined or modified during park planning to include other facilities or amenities
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that serve evolving demographics and associated outdoor recreational needs and
meet the intent of the City’s parks mission. See Attachment 2: Public Park Facility
and Community Purpose Facility Capacity Studies for the facility capacity studies
for the P-1 and P-2 public parks and the CPF-1 site.
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Note: The Village 8 East Tentative Map includes an alternative configuration for the P -1 Neighborhood Park / S-1
School Site that would reduce the P-1 Park to 4.6 acres (net) and increase the S-1 School Site to 12.0 acres (net). The
final figuration will be determined based on the needs of the Chula Vista Elementary School District.
Exhibit 40: Parks, Recreation, Open Space and Trails Plan
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Neighborhood Park P-1
Location
A 6.5 acre (net)3 Neighborhood Park (P-1) is located in the Village Core along the
Village Pathway. This location is within walking distance of the most densely
populated portion of the village and its proximity to the elementary school
provides opportunities for shared facilities and programs.
A conceptual plan for the P-1 Park is provided in Exhibit 41. This conceptual plan
may be refined/modified through the City’s Park Master Plan process to include
other facilities or amenities that serve evolving demographics and associated
outdoor recreational needs and meet the intent of the City’s parks mission. Lighted
courts/fields may be provided, subject to the Parks Master Plan process and the
final park improvement budget. See Attachment 2 for the P-1 Park Facilities
Capacity Study.
Primary Facilities:
• Multi-Purpose/Soccer Field
• Basketball Court with lighting
• 2 Tennis/4 Pickleball Court with lighting
• Picnic Tables (quantity of shade structures to be determined through the
individual park design process)
• Play Structure for Ages 2-5
• Play Structure for Ages 5-12
• Restrooms/Maintenance Building
• Dog Park
• Open Green Space
• Parking
3 The Village 8 East Tentative Map includes an alternative configuration for the P-1 Neighborhood Park / S-1 School
site which would reduce the P-1 park to 4.6 acres (net) and correspondingly increase the S-1 School site to 12.0 acres
(net). The final figuration will be determined based on the needs of the Chula Vista Elementary School District.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 103 April 2024
Note: This concept plan is for illustrative purposes only. Actual site development may vary from concepts depicted in
this exhibit, as determined during park design.
Exhibit 41: Neighborhood Park (P-1) Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 104 April 2024
Otay Ranch Community Park South (P-2)
Location
The 36.3 acres (net) Otay Ranch Community Park South (P-2) is located south of
Village 8 East, within the Otay Valley Regional Park. Primary access to the park
is provided via the Community Park Entry Drive (Avenida Caprise) through Village
8 West). Pedestrian access from Village 8 East to the park is provided via the
Community Park Trail, which is co-located with the emergency/maintenance
access drive. The Village 8 East Tentative Map shows the conceptual location of
vehicular access and recycled water facilities to the adjacent AR-11 site. The final
design to be determined during park planning.
A conceptual plan for the Otay Ranch Community Park South is provided in Exhibit
42. The conceptual plan may be refined/modified park planning to include other
facilities or amenities that serve evolving demographics and associated outdoor
recreational needs and meet the intent of the City’s parks mission. See Attachment
2 for the P-2 Park facilities capacity study.
Primary Facilities4:
• Multi-Purpose / Soccer Fields with lighting
• Softball Fields with lighting
• Tennis/Pickleball Courts with lighting
• Basketball Courts with lighting
• Picnic Tables
• Play Structures for Ages 2-5
• Play Structures for Ages 5-12
• 21,000 SF Recreation/Community Center
• Restrooms/Maintenance Building
• Open Green Space
• Parking
• Paved walkways with lighting
• Vehicular access to AR-11 to be determined during final park design
• Connections to Greenbelt Trail and Regional Trail
Note: This concept plan is for illustrative purposes only. Actual site development may vary from concepts
depicted in this exhibit, as determined during park design. Vehicular access between P-2 Park and AR-11
shall be accommodated in the final P-2 park design.
4 Sports field lighting was analyzed in the University Villages EIR (2014); final determination
regarding the need for lighting to be made during the Park design.
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Note: This concept plan is for illustrative purposes only. Actual site development may vary from concepts
depicted in this exhibit, as determined during park design. Vehicular access between P-2 Park and AR-11
shall be accommodated in the final P-2 park design.
Exhibit 42: Otay Ranch Community Park South (P-2) Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 106 April 2024
Active Recreation AR-11
The OVRP Concept Plan identifies Recreation Areas through the Otay River
Valley, including the site south of Village 8 East (Active Recreation Area 11). The
western portion is identified as the Otay Ranch Community Park South (P-2) in the
PRMP and Village 8 East SPA Plan. The eastern portion of Recreation Area 11 is
not proposed for development but remains designated “Active Recreation” on the
Chula Vista General Plan and remains available for future development by the City
of Chula Vista5.
3. Trails and Bicycle Routes
The SPA Plan Area has been designed to accommodate the trails program described
in the Otay Ranch Overall Design Plan, the City's Greenbelt Master Plan and the
Otay Valley Regional Park Concept Plan. The plan recognizes the provision of
bicycle and pedestrian circulation is fundamental to creating an urban village. All
circulation elements within the SPA Plan Area have been located and designed to
be as accessible as possible, however, the off-street trails contain steep topography
which may limit bicycle travel. The project will provide Greenbelt Trail
improvements along the portion of Hard Rock Road/Salt Creek Sewer Easement,
within the project boundary. Improvements may include fencing and signage and
shall be determined based upon environmental and other constraints, subject to City
review and approval per the Chula Vista Greenbelt Master Plan, Page 25. The
Conceptual Pedestrian Circulation Plan is illustrated in Chapter III, Circulation, of
this SPA Plan. The landscape treatment and design elements of village trails are
also illustrated and described in the Village Design Plan.
4. Community Gardens
The Chula Vista General Plan includes objectives and policies related to planning
for healthy communities. Highlighting the growing awareness of the need for
Healthy Communities the national “Healthy Community” Initiative stresses healthy
choices at all levels from appropriate placement of land
uses to ensure that citizens are not adversely affected by
uses that may present health risks, to opportunities for
exercise and to have healthy diets in part through better
access to recreation facilities and healthy food choices.
Another important facet of Healthy Communities is
increasing availability and access to healthy food
choices. In 2010, the City of Chula Vista adopted a community garden policy that
provides a framework for community groups wishing to establish gardens. The
adopted Community Gardens Policy describes the community participation process
5 AR-11 is owned by the City of Chula Vista. The Applicant is not proposing to utilize any portion of the AR-11 site
to satisfy any of the Village 8 East parkland requirements.
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PAGE 107 April 2024
for establishing a community garden, outlines the process for community garden
planning and provides community garden establishment and maintenance
guidelines. A standard “Community Garden User Agreement” is also a component
of the Community Garden Policy.
Community gardens in Village 8 East are envisioned primarily as ornamental
gardens, funded and maintained by a village garden club or the Home Owners
Association (HOA). Potential site locations include the Private Recreation
Facilities and open space areas.
5. Open Space
Open space within the SPA Plan Area is comprised of Otay River Valley open
space (part of the Otay Ranch Preserve) to the south, graded slopes within and
surrounding the village, a Neighborhood Park, a Community Park, active recreation
area and the landscape buffer adjacent to surrounding major streets.
The Otay Ranch GDP requires the provision of open space in addition to local parks
at a ratio of 12 acres for every 1,000 residents. Based on an estimated population
of 10,549 residents, approximately 126.5 acres of open space are required. This
requirement is met through the provision of 285.36 acres of open space in the form
of preserve open space, manufactured slopes and other interior open spaces within
the SPA Plan Area.
6. Otay Ranch Preserve Conveyance
The largest component of open space in the Otay Ranch is the Otay Ranch Preserve,
described in the Resource Management Plan (RMP). As prescribed by the RMP,
the development of each Otay Ranch Village requires a contribution to the Otay
Ranch preserve. The Otay Ranch Preserve Conveyance requirement will be met
through dedication of land within the Preserve to the Preserve Owner / Manager
(POM) comprised of the City of Chula Vista and County of San Diego.
Per the Otay Ranch RMP, the required preserve conveyance calculation is 1.188
acres of open space conveyance per one acre of development less the acreage for
“common use lands,” (local parks, schools, arterial roads and other land designated
as public use areas). The contribution requirement is based on the development
6 Approximate acreage includes approximately 15.3 acres of perimeter slope areas to be identified during final
engineering and secured with an open space easement on the applicable Village 8 East Final Map. A portion of the
Edge Trail and associated overlook features (approximately 1.76 acres) are included within the 8.2 -acre OS-7 parcel.
The Edge Trail area shall be secured with a public access easement and the 1.76 acres shall satisfy a portion of the
Village 8 East park obligation. The 1.76-acre Edge Trail area is not counted toward meeting the Village 8 East open
space requirement.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 108 April 2024
area determined at the Final Map(s) level. The estimated Village 8 East Preserve
conveyance requirement calculation is as follows:
Table 5: Estimated Preserve Conveyance Obligation
Village 8 East Land Use Acres (Gross)
Village 8 East Total 572.9
Common Use Lands
P-1 7.3
P-2 43.3
AR-11 22.6
S-1 11.3
SR-125 ROW 3.7
Circulation Element
Roads
9.2
Preserve Open Space 253.6
Total Common Use Lands 351.0
Development Area 221.9
Village 8 East Preserve Conveyance Obligation* 263.6
* Actual Conveyance Acreage to be determined at Final Map level.
7. Manufactured Slopes
Manufactured slopes within the village are located between residences in
neighborhoods, along major streets and adjacent to natural open spaces. All
manufactured slopes will be constructed and landscaped to City standards and
guidelines provided in the Village 8 East Design Plan. All slopes over 25 feet in
height will be permanently irrigated, with the exception of the temporary slopes
and native transition slopes adjacent to Preserve open space which may be
temporarily irrigated for establishment of the landscape. Varied height trees, shrubs
and groundcovers will be utilized to undulate the surface of slopes and create
dimensions and variations to soften views from adjacent to the Otay Valley
Regional Park/MSCP Preserve area. The design and maintenance of the slopes
adjacent to the Preserve are described in the Village 8 East Preserve Edge Plan.
8. Ownership, Funding and Maintenance
All slopes outside of the public right-of-way and the Otay Ranch Preserve will be
owned and maintained through a Community Facilities District (CFD) or HOA.
D. OWNERSHIP AND MAINTENANCE OPTIONS
The following are options for ownership and maintenance of park, open space and
trail facilities in the SPA Plan Area.
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PAGE 109 April 2024
1. Community Facilities District and Homeowners Association
Facilities not maintained by private property owners or a public agency will be
maintained through Community Facilities Districts (CFD) or Homeowners
Associations (HOA). Such areas will include common areas, common slope areas,
common open space, private parks, entry landscaping, walls facing the public right-
of-way, trails, paseos and storm water pollution prevention facilities. Certain
public facility areas may also be included, as determined by the Director of Public
Works or their designee, such as detention basins and enhanced median and
parkway landscaping in the public right-of-way.
2. Public Agency Maintenance
Public agencies will be responsible for maintaining the facilities on publicly owned
land. These areas include landscaping within street and highway rights-of-way
(unless maintained by an HOA, per the GDP, BOA or CFD), public parks, schools
and other similar public lands.
3. City of Chula Vista General Services
Public streets, walks, parkways and trails which are located on public land and
drainage structures other than those designed as swales or brow ditches will be the
maintenance responsibility of the Chula Vista Public Works Department (unless
maintained by an HOA or CFD).
E. PHASING
1. Parks
The construction of parks is coordinated with residential development phasing to
ensure that parks are provided to serve the resident population. Park obligations
are described in the PFFP and further addressed in a separate agreement between
the Applicant and the City of Chula Vista.
2. Open Space
Open spaces adjacent to the major surrounding streets will be phased with street
construction. All slopes and other open spaces will be implemented in conjunction
with adjacent development.
Conveyance of the Resource Management Preserve land will comply with the
Phase 2 RMP policies requiring conveyance of 1.188 acres of preserve land for
every acre of development area. This conveyance will occur on a phased basis
prior to approval of Final Maps.
3. Trails
Trails will be phased in conjunction with adjacent development, including street
and slope construction. Public access to trails that connect to the Chula Vista
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 110 April 2024
Greenbelt multi-use trail within the Otay Ranch Preserve will be restricted until
Greenbelt Trail improvements are complete to the satisfaction of the City of Chula
Vista Director of Development Services or their designee.
VI. Community Purpose
Facility Master Plan
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East VI. Community Purpose Facility Master Plan
PAGE 113 April 2024
VI. COMMUNITY PURPOSE FACILITY MASTER PLAN
A. INTRODUCTION
The City of Chula Vista Municipal Code Chapter 19.48. (P-C – Planned
Community Zone), requires 1.39 acres of Community Purpose Facilities land per
1,000 persons be provided. Pursuant to the Code, Community Purpose Facilities
(CPF) means "a land use designation in a planned community intended for non-
profit and certain for-profit land uses…" The following uses are permitted within
the CPF zone:
• Boy Scouts, Girl Scouts, and other similar organizations;
• Social and human services activities, such as Alcoholics Anonymous;
• Services for homeless;
• Services for military personnel during the holidays;
• Senior care and recreation;
• Worship, spiritual growth and development, and teaching of traditional
family values;
• Non-profit or for-profit day care facilities that are ancillary to any of the
above or as a primary use. For-profit facilities as a primary use are subject
to further requirements and additional criteria as outlined in Section F of the
Code;
• Private schools that are ancillary to any of the above;
• Interim uses, subject to the findings in Section E of the Code;
• Recreational facilities, such as ball fields, for non-profit organizations
(including home owners associations) serving the local community, subject
to the requirements outlined in Section 19.48.040(B)(6) of the CVMC (P-
C-Planned Community Zone: Application – General Development Plan
Required – Contents Required) and subject to the findings outlined in
Section 19.48.025(H) of the CVMC (P-C-Planned Community Zone:
Community Purpose Facilities – Minimum Acreage Required – Permitted
Uses).
Pursuant to Section 19.48.040(B)(6) (P-C-Planned Community Zone: Application
– General Development Plan Required – Contents Required) of the CVMC, a CPF
Master Plan is required and "shall show the specific boundaries of said plan which
may be the SPA, GDP, or Planned Community Boundaries (or more than one GDP
as deemed appropriate by the Director of Development Services or their designee);
the distribution of existing and proposed CPF designated parcels within the Master
Plan area; and the tabulation of individual sites acreages which shall be prepared
and incorporated into the Planned Community's Sectional Planning Area (SPA)
Plan….The incorporation of the CPF Master Plan into the SPA or GDP shall be
done through a SPA or GDP amendment/adoption pursuant to Sections 19.48.080
and 19.48.130 of the CVMC (P-C-Planned Community Zone: .080 = General
Development Plan – Modification Requests and Procedures and .130 = Sectional
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PAGE 114 April 2024
Area Plans – Modification Requests and Procedures)." Pursuant to CVMC Section
19.48.040d, “Recreational facility land uses shall not utilize more than 35 percent
of the overall CPF acreage.”
B. COMMUNITY PURPOSE FACILITY REQUIREMENT
The proposed 3,276 units in Village 8 East generate a population of approximately
10,549 persons (based on 3.22 persons per residential unit), requiring
approximately 14.6 acres of CPF land. However, per the LOA, Village 8 East is
obligated to provide a total of 4.0 acres of CPF designated sites.
C. COMMUNITY PURPOSE FACILITY IMPLEMENTATION
The Applicant proposes to satisfy the Village 8 East 4.0-acre CPF obligation by
designating a 1.2-acre private recreation facility (CPF-1) at the southern perimeter
of Village 8 East. The size of this CPF site complies with CVMC Section
19.48.040d, as it is less than 35 percent of the overall CPF acreage (4.0 x 35% =
1.4 acres). The CPF-1 Concept Plan represents a method of meeting CPF private
recreation requirements; however, final programming, amenities and configuration
are subject to final design. The balance of the Village 8 East CPF obligation (2.8
acres) is to be addressed in a separate agreement between the Applicant and the
City of Chula Vista.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 115 April 2024
Exhibit 43: Community Purpose Facility Master Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 116 April 2024
1. CPF-1
CPF-1 is 1.2-acre Private Recreation Facility located in at the southern edge of
Village 8 East, providing an Otay River Valley overlook and linkage to the Edge
Trail and the Community Park Trail network. Amenities may include picnic and
play areas, a tot lot and sports courts; however, final programming, amenities and
configuration are subject to final design.
Note: The CPF-1 Concept Plan is one example of how the planned components may be provided within the site;
however, the design may be refined or changed during final design.
Exhibit 44: CPF-1 Concept Plan
VII. Development Phasing
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East VII. Phasing
PAGE 119 April 2024
VII. DEVELOPMENT PHASING
A. INTRODUCTION
Development of the SPA Plan Area will be completed in phases to ensure
construction of necessary infrastructure and amenities for each phase as the
project progresses. The Conceptual Phasing Plan (Exhibit 45) reflects
anticipated market demand for a variety of housing types and commercial
development.
The Phasing Plan is non-sequential because sequential phasing is frequently
inaccurate due to unforeseen market changes or regulatory constraints.
Therefore, this SPA Plan and PFFP permit non-sequential phasing by
imposing specific facilities requirements for each phase to ensure the SPA
Plan Area is adequately served and City requirements are met. Public parks
and schools shall be phased as needed. The Phasing Plan is consistent with
the PFFP. The proposed phasing and actual construction timing of the SPA
Plan Area may be modified subject to compliance with provisions of the
PFFP.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East VII. Phasing
PAGE 120 April 2024
Exhibit 45: Conceptual Phasing Plan
VIII. Public Facilities
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East VIII. Public Facilities
PAGE 123 April 2024
VIII. PUBLIC FACILITIES
A. INTRODUCTION
This section briefly summarizes the public facilities required for the SPA Plan Area
in compliance with the City’s goals that new developments provide all necessary
support services. The PFFP prepared in conjunction with this SPA Plan describes
the backbone facilities in more detail and assigns the responsibility for construction,
maintenance and financing of all required facilities.
The public facilities outlined in this section have been determined based upon
projected land uses and their distribution as shown on the Village 8 East Site
Utilization Plan (Exhibit 4). Facilities will be sized in accordance with the
projected demands and distribution for these land uses. Facilities needs and
delivery schedule may be modified, subject to City approval, during the Tentative
Map review and approval process. Electric/gas distribution facilities will be
constructed primarily in public streets and will be provided by SDG&E.
B. WATER SUPPLY AND MASTER PLAN
The Overview of Water Service for Otay Ranch Village 3 North and a Portion of
Village 4, 8 East and 10 prepared by Dexter Wilson Engineering (2014) addressed
potable and recycled water services and facilities for Village 8 East. Dexter Wilson
Engineering subsequently prepared the Otay Ranch Village 8 East Amendment
Water Evaluation (2023) to address the proposed Village 8 East SPA Amendment.
In conformance with the GDP and SPA requirements, the Water Plan demonstrates
compliance with state and local agency requirements and the ability to serve the
SPA Plan Area. A summary of key points from the Water Plan is outlined below.
1. Water Supply
Senate Bill 610 principally applies to the California Water Code and requires the
California Environmental Quality Act process for a project to be amended to
include documentation to definitively establish water availability.
California Senate Bill 221 and Senate Bill 610 were approved on October 9, 2001
and became effective January 1, 2002. Senate Bill 221 primarily applies to the
Subdivision Map Act and requires the lead agency (City of Chula Vista), in
considering a tentative map, to verify that the public water supplier (Otay Water
District) has sufficient water supply available to serve the project.
To meet the requirements of Senate Bills 221 and 610, the City of Chula Vista
formally requested the Otay Water District to prepare a water supply assessment
report for the project. The Otay Water District Board of Directors formally
approved the Water Supply Assessment and Verification Report, Otay Ranch
Villages 3 North, a Portion of Village 4, 8 East and 10 Sectional Planning Area
Plans on November 6, 2013.
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PAGE 124 April 2024
The SPA Plan Area is located within the boundaries of the Otay Water District
(OWD), which is responsible for providing local water service. OWD is a member
of the San Diego County Water Authority and the Metropolitan Water District of
Southern California. The SPA area will be annexed into Improvement Districts 22
and 27 of the Otay Water District.
2. Potable Water Demand
Domestic water demand for the SPA Plan Area will be estimated as a part of the
Subarea Water Master Plan to be approved by the OWD. An analysis of available
water supply will also be completed to assure that sufficient supplies are planned
to be available as demand is generated by the project.
The project is within the Central Service Area of the Otay Water District. Potable
water for the development will be supplied from the 624, 711 and 980 pressure
zones. Exhibit 46: Conceptual Potable Water Plan depicts the recommended
distribution system required for the project area.
• The 624 Zone will be expanded by connecting to the existing 16-inch line in
La Media Parkway at the western boundary of Village 8 East. The 16-inch
624 Zone line will be extended east in La Media Parkway to the eastern
boundary of Village 8 East for future expansion into Village 9. A 624 Zone
loop will be formed within Village 8 East between La Media Parkway and the
existing 8-inch 624 Zone line in the southeast corner of Village 8 West.
• The 711 Zone will be expanded by connecting to the existing 16-inch line in
Main Street. This 16-inch 711 Zone line will be extended east in Main Street
to the eastern boundary of Villag e8 East for future expansion into Village 9.
A 711 Zone loop will be formed within Village 8 East between Main Street
and the existing 12-inch 624 Zone line in Calle Escuela west of the project.
• The 980 Zone will be expanded by connecting to the existing 12-inch line in
the northwest corner of Village 8 East. This 12-inch line will be extended east
in Main Street to provide service to planning areas adjacent to Main Street.
The Otay Water District has three existing reservoirs in the 624 Zone. These
reservoirs are filled by OWD Connections 10 and 12 to the San Diego County
Water Authority aqueduct. The Otay Water District also has two existing reservoirs
in the 980 Zone north of the Rolling Hills Ranch community.
The 711 Zone has storage reservoirs within the EastLake Greens development and
within the District’s Use Area Property north of Rolling Hills Ranch.
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PAGE 125 April 2024
3. Recycled Water Supply and Master Plan
Current Otay Water District (OWD) policies regarding new subdivision
development require the use of recycled water where available. Consistent with the
Otay Ranch GDP, it is anticipated that recycled water will be used to irrigate street
parkway landscaping, parks, manufactured slopes along open space areas and
landscaped areas of commercial, and multi-family sites as depicted on Exhibit 47:
Conceptual Recycled Water Plan.
The project is located in the 680 and 815 Zones for recycled water service. The
primary source of recycled water for the SPA Plan Area will be the South Bay
Water Reclamation Plant. From this plant, the recycled water system will consist
of a series of pump stations, transmission piping and storage reservoirs which will
provide recycled water to portions of Otay Ranch, including the SPA Plan project
area.
In the SPA Plan Area, the existing recycled water distribution system serves
Village 7 and Village 11 to the north and Village 8 West to the west. The recycled
water system is also proposed to be extended to serve Village 9.
Recycled water requirements for the project will be coordinated by the Water
District and the City. Phased construction of recycled water facilities, based on
the District approved master plan, will be incorporated into the PFFP and/or
subdivision map conditions to assure timely provision of required facilities.
4. Water Conservation
A Water Conservation Plan was prepared as a component of the 2014 SPA Plan in
conformance with the requirements of the Otay Ranch GDP and the Chula Vista
Growth Management Ordinance. Dexter Wilson Engineering prepared the Otay
Ranch Village 8 East Amendment Water Conservation Evaluation (2023) for the
SPA Amendment.
As described in the Water Conservation Plan prepared by Dexter Wilson
Engineering, certain landscaped areas are required to utilize recycled water where
available based on current Otay Water District (OWD) policies regarding new
subdivision development. Consistent with the Otay Ranch GDP, it is anticipated
that recycled water will irrigate landscape areas identified in the Water Plan.
The potential sources and availability for recycled water use are described in more
detail in the Water Plan. Potential demand within the SPA Plan area will be
estimated in a subsequent Subarea Water Master Plan to be approved by the OWD.
Recycled water requirements for the project will be coordinated by OWD and the
City. Phased construction of recycled water facilities, based on an OWD-approved
master plan, will be incorporated into the PFFP and/or subdivision map conditions
to assure timely provision of required facilities.
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PAGE 126 April 2024
Water conservation measures for the SPA Plan Area include the following:
• Hot Water Pipe Insulation. This measure involves the insulation of hot water
pipes with 1-inch walled pipe insulation and separation of hot and cold-water
piping. This measure is estimated to cost an additional $50 during initial
construction and result in annual savings of 2,400 gallons per residential unit.
• Pressure Reducing Valves. Setting the maximum service pressure to 60 psi
reduces any leakage present and prevents excessive flow of water from all
appliances and fixtures. This measure is estimated to cost $100 during initial
construction and result in annual water savings of 1,800 gallons per residential
unit.
• Water Efficient Dishwashers. There are a number of water efficient
dishwashers available that carry the Energy Star label. These units cost an
additional $500 on average and result in an estimated yearly water savings of
650 gallons per residential unit.
Other potential water saving features of the project include:
• Dual Flush Toilets. The developer will install dual flush toilets within the
project. This measure is estimated to cost $200 per household and result in
annual water savings of 4,000 gallons per year per residential unit.
• Water Efficient Landscaping. The developer will comply with the City’s
Landscape Water Conservation Ordinance to reduce outdoor water use. This
will include a more drought tolerant plant selection including less turf area as
well as installation of water efficient irrigation systems. While the estimated
savings from this measure is difficult to quantify at this stage of planning, it
is estimated that outdoor water usage at single family residences will be
reduced by a minimum of 10 percent, or approximately 25 gpd per home.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 127 April 2024
Exhibit 46: Conceptual Potable Water Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 128 April 2024
Exhibit 47: Conceptual Recycled Water Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 129 April 2024
C. SEWER SERVICE
The Overview of Sewer Service for Otay Ranch Villages 3 North and a Portion of
Village 4, 8 East and 10, prepared by Dexter Wilson Engineering (2014) addressed
sewer service and facilities for Village 8 East. Dexter Wilson Engineering
subsequently prepared the Otay Ranch Village 8 East SPA Amendment Water
Evaluation (2023) to address the proposed Village 8 East SPA Amendment. Sewer
service to the project site is provided by the City of Chula Vista. Chula Vista
operates and maintains its own sanitary sewer collection system that connects to
the City of San Diego’s Metropolitan Sewer System.
The City of Chula Vista’s Subdivision Manual establishes sewage generation
factors based on population multipliers used to project sewage flows. The average
daily flow into the Salt Creek basin from the SPA Plan Area is estimated at 700,077
gpd. This flow will be conveyed to the existing Salt Creek Interceptor just to the
south of the project. Sewer facility improvements required to serve the SPA Plan
Area include 8-inch to 15-inch gravity sewer lines on-site and fees to fund future
improvements to the Salt Creek Interceptors.
Sewer facilities required to serve the SPA Plan Area will be constructed in phases.
The phasing and financing requirements are addressed in the PFFP and/or
subdivision map conditions to assure timely provision of required facilities.
Existing and planned sewer facilities are illustrated on Exhibit 48: Conceptual
Sewer Plan.
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Exhibit 48: Conceptual Sewer Plan
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D. STORM DRAIN & WATER QUALITY
The Master Drainage Study and Water Quality Technical Report were prepared by
Hunsaker and Associates in 2014 to assess the existing and developed drainage and
water quality conditions in the SPA Plan Area. Hunsaker and Associates
subsequently prepared the TM Drainage Study for Otay Ranch-Village 8 East
(Drainage Study) and Priority Development Project – Stormwater Quality
management Plan for Otay Ranch Village 8 East (2023) (PDP SWQMP) to assess
the Village 8 East SPA Amendment and Tentative Map. In conformance with the
Otay Ranch GDP and SPA requirements, the reports provide the necessary
hydrological studies, analysis and design solutions to provide appropriate urban
runoff and water quality for the SPA Plan Area. Key elements of the Drainage
Study and SWQMP are provided below. The conceptual storm drain sizing and
location, proposed basins and Modular Wetlands System are depicted on Exhibit
49: Conceptual Basin and Drainage Plan.
1. Drainage
All pre development and post development runoff from Village 8 East is within the
Otay River Valley watershed.
Runoff from the developed portion of Village 8 East and co-mingled flow from La
Media Parkway (Village 8 West) will be routed via a storm drain system southerly.
A cleanout with an internal diversion will be located at the downstream portion of
the system to direct the low flow to a proposed detention basin and volume based
Modular Wetlands System located east of the P-2 Community Park (designated OS-
6 on the Site Utilization Plan) to address water quality requirements, while the peak
flows continue toward the discharge point at the Otay River. The detention basin
and Modular Wetlands System outlet directly to the Otay River via internal storm
drain systems. Energy dissipating measures, such as D-41 headwalls or APWA
energy dissipating impact basins or an alternative facility, along with riprap, are
proposed at each respective outlet.
A biofiltration water quality basin is proposed at the southwestern corner of the P-
2 Park to treat runoff from the Community Park Entry Drive and a portion of the
park. The final basin design will occur during park planning.
Due to the impact of the Savage Dam at the Otay Reservoir, studies have
determined that the development of the Village 8 East site will not increase the 100-
year frequency peak flows in the Otay River. Therefore, no detention basins are
required.
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2. Water Quality
The development of the SPA Plan Area will implement all necessary requirements
for water quality as specified by State and local agencies.
The development will meet the requirements of the City's Standard BMP Design
Manual (BMPDM), the Jurisdictional Urban Runoff Management Program and the
Storm Water Management and Discharge Ordinance (as specified in the City of
Chula Vista Development and Redevelopment Storm Water Management
Standards/Requirements Manual).
The Otay River is a USGS blue line stream, which makes it a waterway of the
United States under the Clean Water Act (CWA). All development in excess of
five acres must incorporate urban runoff planning, which will be detailed at the
Tentative Tract Map level. The conceptual grading and storm water control plan
for the SPA Plan Area provides for water quality control facilities to ensure
protection for the Otay River.
According to the San Diego Bay Watershed Management Area Analysis, the Otay
River is categorized as an exempt facility from hydromodification management
requirements. Since all runoff from the developed area within the Village 8 East
SPA area is proposed to drain directly to the Otay River, hydromodification
management measures are not required for this development.
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Exhibit 49: Conceptual Basin and Drainage Plan
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E. ROADS
Roads included in this SPA proposal are addressed in Chapter III, Circulation, of
this SPA Plan. The PFFP details their phasing and financing.
F. SCHOOLS
The Otay Ranch GDP requires preparation of a School Master Plan for each SPA.
This section addresses and satisfies the requirements for such a plan. Additionally,
the phasing and funding of school facilities is addressed in the PFFP.
The construction of up to 3,276 multi-family dwelling units is planned for the
Village 8 East SPA Plan. Based on Chula Vista Elementary School District and
Sweetwater Union High School District student generation factors
(students/dwelling unit), there is a need to accommodate approximately 820
elementary students, 220 middle school students, and 593 high school students, for
a total of 1,633 students.
1. Elementary Schools
To meet the elementary school requirements, the Otay Ranch General Development
Plan (GDP) provides for the siting of one elementary school in Village 8 East. This
SPA Plan reserves an 11.3-acre elementary school site7, Parcel S-1, in the village
core adjacent to the neighborhood park to facilitate joint use opportunities. The site
will be reserved for acquisition by the Chula Vista Elementary School District, as
provided in the PFFP. The construction schedule for the school will be determined
by the school district. At the discretion of the Chula Vista Elementary School
District, students in Village 8 East will be accommodated in neighboring village
elementary schools until the Village 8 East school is constructed, which may
include The existing Wolf Canyon Elementary School located north of Village 8
East in Village 7
2. Middle Schools & High Schools
Middle school and high school requirements are met by the existing EastLake
Middle School, Otay Ranch High School and Olympian High School. In addition
to these public schools, a private school (Mater Dei High School) and a charter
school (High Tech High School) are located proximate to Village 8 East.
7 The Village 8 East Tentative Map includes an alternative configuration for the P-1 Neighborhood Park / S-1 School
Site. If the Chula Vista Elementary School District determines the need for a larger school site, then the S-1 School
Site shall be 12.0 acres (net) and the P-1 Neighborhood Park shall be 4.6 acres (net), consistent with the Tentative
Map alternative.
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3. Adult Schools
Demand for adult school facilities will be satisfied within existing facilities in the
Sweetwater Union High School District, until a new facility can be constructed in
the Otay Ranch Eastern Urban Center on a site reserved pursuant to the Otay Ranch
GDP.
G. CHILD CARE FACILITIES
The Otay Ranch GDP establishes the following goal and threshold for child care
facilities:
GOAL: Provide adequate child care facilities and services to serve the Otay
Ranch Project Area.
The Otay Ranch GDP establishes the following threshold for child care facilities:
Threshold: Identify sites for child care and pre-school facilities adjacent to
or as part of public and private schools, religious assembly uses, village
center employment areas, residential areas, and other locations deemed
appropriate.
The City of Chula Vista adopted the Chula Vista General Plan policy direction for
the provision of adequate child care facilities necessary to serve existing and future
developed areas in the City.
Child care uses may be allowed as a primary or an accessory use. Facility-based
(not in a home) child care may be conducted by non-profit, quasi-public
organizations or commercial providers. In addition, day nurseries, daycare schools,
early childhood education, or nursery schools are permitted uses in the Village 8
East Land Use Districts (see PC District Regulations), specifically permitted within
all non-residential dominant districts, which would make them available to both
residents and employees in Village 8 East.
The State of California has adopted regulations related to licensing, application
procedures, administrative actions, enforcement provisions, continuing
requirements and physical environment for child day care and day care centers. All
child care facilities within the SPA will comply with state and local regulations.
The SPA Plan Area and the Otay Ranch Community may have a mix of child care
providers, such as school, church, non-profit or commercial facilities. Childcare
facilities may be located within private homes, commercial centers, offices,
governmental and industrial complexes and/or adjacent to public and private
schools where appropriate. The SPA Land Use Plan provides opportunities to
locate and phase facilities to meet the needs of the community.
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1. Family Day Care Homes
Family day care homes are defined, and required to be permitted in homes, by
California State law. Consistent with State law, family day care homes may be
located within all residential zones and residential portions of Village Core zoning
district in Village 8 East.
The California Code of Regulations, Title 22, Division 12, Chapter 3, Section
102417 includes regulations related to the operation of family day care homes and
all family day care homes within Village 8 East would be required to comply with
both state and local regulations.
2. Facility-Based Child Care
Facility–based childcare may be non-profit or commercial facilities located in CPF
or in the village core. The SPA Plan includes CPF and VC land uses. These land
use designations can accommodate facility-based childcare. Non-profit, and some
for-profit, childcare facilities may be permitted as CPF uses per CVMC Section
19.48.025E, and as modified by the PC District Regulations; these uses are
permitted within the Village Core zoning district.
Having child care facilities located near other compatible services and activities is
consistent with efficient land use planning. Locating childcare facilities near many
other services is consistent with the neo-traditional principles established for Otay
Ranch.
H. POLICE, FIRE AND EMERGENCY SERVICES
1. Police Protection
The Chula Vista Police Department (CVPD) currently provides police services
within the City of Chula Vista. The demand for police services and facilities
necessary to serve the SPA Plan area is described and analyzed in the Village 8 East
PFFP.
2. Fire Protection
Fire protection services are provided by the City of Chula Vista Fire Department
(CVFD). Fire Station #7 is located adjacent to the Village 2 Core. Pursuant to the
Chula Vista Fire Master Plan approved by the Chula Vista City Council on January
28, 2014, additional fire stations are planned within the Village 8 West Town
Center and the Eastern Urban Center. The demand for fire protection equipment
and facilities to serve the SPA Plan Area is described in the PFFP. Village 8 East
must comply with the updated Chula Vista Fire Master Plan, as adopted.
The Otay Ranch GDP requires as a condition of SPA plan approval the Fire
Department review fuel modification plans. The Preserve Edge Plan and Fire
Protection Plan were developed with direction from the Fire Department. The
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Preserve Edge Plan provides for fuel modification zones adjacent to natural open
spaces. Fire Department-approved architectural measures, such as boxed eaves,
exterior sprinkler systems and solid block wall fencing may also be used for fire
protection in certain circumstances. The fuel modification and fire protection
strategies are more fully described in the Fire Protection Plan; University Villages
- Village 8 East.
3. Brush Management
Pursuant to the University Villages Master Fire Protection Plan (2014) (FPP),
Village 8 East FPP Addendum (2024) and Chula Vista MSCP Subarea Plan; fuel
modification zones have been incorporated into the proposed Village 8 East
development areas adjacent to natural open space. These fuel modification zones
are consistent with the requirements of the Chula Vista MSCP Subarea Plan and
Otay Ranch Phase 2 RMP. No fuel modification activities will occur within Otay
Ranch Preserve/MSCP Preserve areas. Graded landscaped slope areas will be
maintained pursuant to FPP requirements and will be outside of the Preserve.
Streets and hard surface and irrigated landscaped areas may be included in the
Brush Management Zone, in accordance with specific requirements of the FPP.
4. Emergency Medical Services
American Medical Response provides contract emergency medical services for the
City of Chula Vista, National City, and Imperial Beach. There are five American
Medical Response South County paramedic units. Two are located in Chula Vista,
two in National City, and one in Imperial Beach. The SPA Plan Area will be served
through a contract arrangement by the City of Chula Vista.
5. Emergency Disaster Plan
The following serves as the GDP-required "Emergency Disaster Plan" required at
the SPA level:
The San Diego Region is exposed to a number of hazards that have the potential
for disrupting communities, causing damage and creating casualties. Possible
natural disasters include earthquakes, floods, fires, landslides and tropical storms.
There is also the threat of man-made incidents such as war, nuclear disasters,
hazardous materials spills, major transportation accidents, crime, fuel shortages,
terrorism or civil disorder.
The San Diego County Emergency Plan is a comprehensive emergency
management system that provides for a planned response to disaster situations
associated with natural disasters, technological incidents and nuclear defense
operations. The Plan includes operational concepts relating to various emergency
situations, identifies components of the Emergency Management Organization and
describes the overall responsibilities for protecting life and property and assuring
the overall well-being of the population. The plan also identifies the sources of
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outside support that might be provided (through mutual aid and specific statutory
authorities) by other jurisdictions, state and federal agencies and the private sector.
The Unified San Diego County Emergency Services Organization consists of the
County and the cities within the County. It was established in 1961 and provides
for "preparing mutual plans for the preservation of life and property and making
provisions for the execution of these plans in the event of a local emergency, state
of emergency, and to provide for mutual assistance in the event of such
emergencies."
The foundation of California’s emergency planning and response is a statewide
mutual aid system that is designed to ensure that adequate resources, facilities and
other support is provided to jurisdictions whenever their own resources prove to be
inadequate to cope with a given situation. The basis for the system is the California
Disaster and Civil Defense Master Mutual Aid Agreement, as provided for in the
California Emergency Services Act. This Agreement was developed in 1950 and
adopted by California's unincorporated cities and by all 58 counties. San Diego
County is in Mutual Aide Region 6 of the State system.
The City of Chula Vista participates in the Unified County Emergency Services
Organization described above. The City of Chula Vista has comprehensive
agreements with the Bureau of Land Management, California Department of
Forestry, California Conservation Corps., Urban Search and Rescue Corps., San
Diego County Fire Mutual Aid and other agencies in conjunction with the
California Disaster and Civil Defense Master Mutual Aid Agreement. The project
is incorporated into Chula Vista's existing emergency disaster programs, including
all fire and emergency services and mutual aid agreements.
I. LIBRARY SERVICES
Library services are provided by the City of Chula Vista as described by the City
Library Master Plan. The demand for library facilities generated by the build-out
of Village 8 East will be satisfied through participation in the City’s Public
Facilities Development Impact Fee Program as identified in the PFFP.
J. PARKS, RECREATION, OPEN SPACE AND TRAILS FACILITIES
Parks, recreation, open space and trails are addressed in Chapter V, Parks,
Recreation, Open Space and Trails Master Plan and the PFFP.
K. CIVIC FACILITIES
The City of Chula Vista is currently served by the Chula Vista Civic Center. The
City's master plan for the expansion of the Civic Center provides for the needs of
the Village 8 East residents. The SPA Plan Area is subject to the City’s
Development Impact Fee (DIF) Program, which generates revenue for civic
facilities.
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L. ANIMAL CONTROL FACILITIES
The City of Chula Vista provides animal health and regulatory services. Currently,
no impact fees are imposed to fund expansion of animal control facilities.
M. REGIONAL FACILITIES
A Regional Facilities Report was completed as part of the SPA One planning
process. Generally, the Otay Ranch GDP requires the demand generated for
regional facilities to be satisfied through participation in a regional impact fee
program (if such a program is implemented) and/or, reserve land or facilities for
regional service programs in the Eastern Urban Center. The Regional Facilities
Report is updated with SPA Plan applications to ensure adequate provi sion for
regional facilities. The following is a review of the updated Otay Ranch Regional
Facility needs.
1. Integrated Solid Waste Management
The City of Chula Vista contracts with Republic Services to provide recycling and
disposal. Per Chula Vista Municipal Codes Sections 8.24 and 8.25 and State of
California Public Resources Code Chapter 12.8, 42649, it is mandatory for all
generators to recycle. Republic Services provides residences (known as Small
Quantity Generators) with automated, weekly collection services for trash,
recyclables and yard waste. The PC District Regulations for the SPA plan Area
include regulatory requirements for waste management and recycling.
2. Arts and Cultural
The Otay Ranch GDP provides for a multi-use cultural complex in the EUC.
Within villages, arts and cultural facilities may be provided in public and civic
space. The SPA Land Use Plan may provide public spaces that accommodate art
and performances including plazas within the mixed-use village core and
neighborhood park. The community purpose facilities, private pedestrian
parks/community buildings, community park and the MU/commercial area also
provide opportunities for art display and performance.
3. Health and Medical
Health and medical facilities that serve the SPA Plan Area include Scripps Chula
Vista Memorial Hospital, Sharp Chula Vista Medical Center, and Paradise Valley
Hospital. A 66,000 square foot medical office building is located in Village 2,
which houses the Sharp Rees-Stealy Medical Group. Other local health care
providers include USCS Medical Group and Children’s Primary Medical Health
Group The commercial and community purpose facility sites within the Otay Ranch
villages provide opportunities for both public and private nursing, health education,
screening research and medical offices.
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4. Community and Regional Purpose Facilities
A Community Purpose Facility (CPF) Master Plan is provided in Chapter VI of this
SPA Plan. The CPF Master Plan describes the provision of facilities within the
SPA Plan Area. The Otay Ranch GDP does not locate a Regional Purpose Facility
in this SPA Plan Area.
5. Social and Senior Services
The County of San Diego has the primary responsibility to provide social services
to County residents. There are numerous non-profit health and social service
organizations located in Chula Vista. The City of Chula Vista provides an adult
literacy program, a Youth Action Program and the Police Activities League
program. The County’s Area Agency on Aging provides social and nutrition
programs, legal services, ombudsman programs and services to prevent or postpone
institutionalization. The City of Chula Vista provides senior services and the Parks
and Recreation Department coordinates activities and programs at the Norman Park
Senior Center. The CPF, Community Park and Private Recreation Facilities
provide opportunities for social and senior services within Village 8 East.
6. Correctional
The increased population in Village 8 East will contribute to the need for
correctional facilities. Should a regional impact fees program be enacted to assist
in funding such facilities, Village 8 East development would be obligated to
equitably participate.
7. Transit
Transit facilities are intended to reduce the public’s dependence upon the
automobile to help alleviate traffic congestion. The provision of transit facilities is
also an action measure of the City’s CO2 Reduction Plan. Currently, two percent
of trips are conducted on public transit in the region. An increase in transit use can
be fostered through the location of higher-density housing near transit, site design
with transit orientation and enhanced pedestrian access to transit. The land use and
circulation plan for the SPA Plan Area incorporates transit-oriented design. A
Rapid Bus route is planned on Main Street. Local Bus service may be provided
through Village 8 East, with a potential station located within the Village Core.
IX. GDP Compliance
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VIII. OTAY RANCH GENERAL DEVELOPMENT PLAN COMPLIANCE
The adopted Otay Ranch General Development Plan establishes goals and
objectives for land use; mobility; housing; parks, recreation, open space; public
facilities; safety; phasing; and resource protection, conservation and management.
This chapter provides a re-statement of the GDP goals and objectives followed by
an explanation of how each is implemented by this SPA Plan.
A. GDP LAND USE
This SPA Plan is designed in conformance with the Otay Ranch GDP Land Use
Plan and the GDP Village 8 East SPA Plan, as amended, is illustrated in Exhibit
50. A brief description of the SPA Plan major land use components consistency
with the Otay Ranch.
This SPA Plan contains all the requisite land uses comprising an urban village as
described by the GDP. Village 8 East is intended to include a variety of attached
and detached multi-family residential housing densities, mixed-use development,
land designated for community purpose facilities, an elementary school and parks
and open space. This SPA Plan reconfigures Village 8 East to facilitate planning
and development of the entire village area by individual property owners. Table 6
provides the proposed, amended Otay Ranch GDP for Village 8 East, including
allocated acreages for each land use and the number and type of residential units.
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Table 6 – GDP Exhibit 47 Proposed Village Eight (East)
Use
Dwelling Units Acreage
Approx.
Pop. SF MF Total Dens Res. Park1 CPF2 Sch.
3 C'ml.4 Ind. Open
Sp. Art. Total
MH 1,664 1,664 11.9 139.7 131.4 4,276
H 264 264 23.4 11.3 11.3 678
VC 1,348 1,348 27.8 48.5 7.3 57.6 3,464
OTHER 1.2 16.4 9.2 33.8
VILLAGE 8
EAST
SUBTOTAL5
3,276 3,276 16.7 188.2 7.3 1.2 11.3 + 16.4 9.2 233.6 8,419
1 Total park acreage includes neighborhood park. Actual park sizes to be determined at the SPA level. Park acreage based on ratio of 3.0 acres per 1,000 persons.
Part of the park acreage requirement has been allocated to the Otay Ranch Community Park South which is designated Planning Area 20 in the GDP.
2 Per the Land Offer Agreement, Village 8 East CPF obligation is 4.0 acres; however, per Village 8 East SPA Plan, a portion of the CPF would be provided within
Village 8 East and a portion would be transferred off-site to Planning Area 20, as documented in the agreement between the Applicant and the City.
3 264 units have been allocated to the elementary school site per the Village 8 East SPA Plan. If the site is not utilized for school purposes, then the underlying
Residential High zoning established in the Village East Planned Community District Regulations will be implemented. If the school is implemented, then the 264
units may be transferred to a parcel within Village 8 East or to another Otay Ranch Village. The Village 8 East Tentative Map includes an alternative configuration
for the school site and adjacent neighborhood park which may be implemented to meet the needs of the Chula Vista Elementary School District.
4 20,000 Square feet of commercial may occur in a vertical or horizontal configuration within the VC land use category; therefore, actual acreage may vary.
5 The total Village 8 East acreage is updated to account modifications to the village boundary to reflect the SR-125 interchange design changes.
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Exhibit 50: Otay Ranch GDP Village 8 East Land Use Plan (Proposed)
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II.2.8.1 LAND USE
Goal: Develop comprehensive, well integrated and balanced land uses
which are compatible with the surroundings.
Objective: Provide a well-integrated land use pattern which promotes both
housing and employment opportunities, while enhancing the
unique environmental and visual qualities of the Otay Ranch.
Objective: Provide a wide range of residential housing opportunities, from
rural and estate homes to high-density multi-family projects.
Provide a balanced and diverse residential land use pattern for
the Otay Valley Parcel which promotes a blend of multi-family
and single-family housing styles and densities, integrated and
compatible with other land uses in the area.
Objective: Provide development patterns complementary to the adopted
plans and existing development of the adjacent communities.
Implementation:
The SPA Land Use Plan supports these GDP goals and objectives by providing
a range of housing and employment opportunities. The plan adheres to the
GDP specific directives for Village 8 East which creates a village core
(composed of MU/commercial, community purpose facility, elementary
school, neighborhood park, and residential land uses) and residential
neighborhoods that offer a variety of housing styles and densities.
The organization of the land uses within the SPA Plan Area meets the
objectives of integration and compatibility of land uses within villages and
with adjacent communities. Adjacent land uses include existing residential to
the north and future university and residential to the east, and open space
preserve to the south. Village 8 West, including the Town Center, is currently
under construction. The land uses within Village 8 East focus higher density
residential uses near the Village 8 West Town Center.
The SPA Plan supports the objective of enhancing the unique environmental
and visual qualities of Otay Ranch. The village conforms to the natural
topography of the site and maintains views toward open spaces and distant
mountains. The site plans for the multi-neighborhoods adjacent to the open
space preserve areas will be designed to soften the appearance of development
from the OVRP to the greatest extent possible.
Goal: Environmentally sensitive development should preserve and protect
significant resources and large open space areas.
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Objective: Provide land use arrangements which preserve significant
natural resource areas, significant landforms and sensitive
habitat.
Implementation:
These goals and objectives will be met through the conveyance of
approximately 261.7 acres of land to the Otay Ranch Preserve in accordance
with the requirements of the RMP. The SPA Plan Area is sited within land
area designated for development and provides for protection of the adjacent
environmentally sensitive land as described in the Preserve Edge Plan.
Goal: Reduce reliance on the automobile and promote alternative modes
of transportation.
Objective: Develop villages which integrate residential and commercial
uses with a mobility system that accommodates alternative
modes of transportation, including pedestrian, bicycle, bus,
light rail, and other modes of transportation.
Objective: Develop residential land uses which encourage the use of
alternative modes of transportation through the provision of bus
and light rail right-of-way, and the inclusion of a bicycle and
pedestrian network.
Objective: Commercial uses should be sized to meet the needs of the
immediate and adjacent villages. Village commercial land uses
preempt large regional commercial opportunities within
villages and relegate them to the EUC or freeway commercial
areas.
Implementation:
Land uses within the SPA Plan Area, including a Village Core containing
commercial, community purpose facility, park and school uses, designed to
provide for the daily needs of residents. The provision of land uses which
minimize the need for automobile travel coupled with the multi-modal
transportation design of the village are two ways the Plan meets the GDP
goals and objectives. Designing commercial and residential uses within the
Village Core to include front doors facing public streets, wherever grades
allow, will future enhance the pedestrian-oriented design.
The Village 8 East core is within walking distance of most village residents.
Throughout the village, a system of trails and landscaped streets link
residential neighborhoods, the village core, park and school to encourage
walking, rather than driving. These paths are designed with landscaped
parkways between walkways and streets, landscaping, lighting and
furnishings to make the pedestrian experience pleasant and promote safety.
The Village Pathway and Regional Trail provide an off-street multi-purpose
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pathway for pedestrian and bicycle travel. Convenient support features, such
as bus stops and bicycle racks, are provided to further promote non-
automobile transportation. Bus routes can be accommodated adjacent to the
village with strategically located stops on Main Street. The village trail
system also connects to the Chula Vista Regional Trail and Chula Vista
Greenbelt Trail/OVRP Trail networks.
Goal: Promote village land uses which offer a sense of place to residents
and promotes social interaction.
Objective: Organize Otay Ranch into villages, each having its own identity
and sense of place.
Objective: The design of the Otay Ranch should promote variety and
diversity at the village scale, while providing a sense of
continuity through the use of unifying design elements.
Objective: Promote a diverse range of activities and services to
encourage a mixture of day/night and weekday/weekend uses.
Implementation:
Village 8 East meets these goals and objectives by providing a village core
with a mix of uses arranged along a main street. Allowed land uses within
the village core include commercial, community purpose facility,
neighborhood park, elementary school, and residential housing types. The
land uses, coupled with a village design theme create the village identity and
sense of place. The village incorporates Ranch-wide design elements such as
signage and landscaping to connect it with the other villages of Otay Ranch.
Goal: Diversify the economic base within Otay Ranch.
Objective: Create an economic base that will ensure there is adequate
public revenue to provide public services.
Objective: Create an Eastern Urban Center within the Otay Valley Parcel
and encourage the development of a retail base for the planning
area, but not to the detriment of existing regional and local
commercial centers.
Objective: Create employment opportunities for area residents which
complements, rather than substitutes for industrial development
on the Otay Mesa.
Implementation:
The Village 8 East Village Core contributes to the economic base with
neighborhood-serving businesses. Further, Village 8 East provides additional
housing close to the high-intensity Village 8 West Town Center, Village 9
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Town Center and Eastern Urban Center to meet Chula Vista General Plan
requirements related to jobs/housing balance.
Goal: Promote synergistic uses between the villages of the Otay Ranch
to provide a balance of activities, services and facilities.
Objective: Develop individual villages to complement surrounding
villages.
Objective: Select villages to provide activities and uses which draw from
surrounding villages. Uses serving more than one village, such
as a cinema complex, should be located in a village core that
has convenient access to adjacent villages.
Implementation:
Village 8 East provides commercial uses that serve neighboring villages.
Village 8 East residents will also be served by the adjacent Village 8 West
Town Center, Village 9 Town Center and the EUC.
Goal: Organize land uses based upon a village concept to produce a
cohesive, pedestrian friendly community, encourage non-vehicular
trips, and foster interaction amongst residents.
Implementation:
All areas of Village 8 East are connected by an extensive trail and pathway
system. These trails and pathways reinforce a pedestrian friendly concept as
well as promote the use of alternative modes of transportation. By reducing
the need for an automobile, residents will have opportunities to interact with
their neighbors and other residents as they walk or ride to their destinations.
II.2.8.2 MOBILITY
Goal: Provide a safe and efficient transportation system within Otay
Ranch with convenient linkages to regional transportation
elements abutting the Otay Ranch.
Objective: Ensure timely provision of adequate local circulation system
capacity to respond to planned growth, maintaining acceptable
levels of service (LOS).
Objective: Plan and implement a circulation system such that the
operational goal of Level of Service “C” for circulation element
arterial and major roads and intersections can be achieved and
maintained. Internal village streets/roads are not expected to
meet this standard.
Objective: Encourage other transportation modes through street/road
design standards within the village, while accommodating the
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automobile. Design standards are not focused on achieving
LOS standards or providing auto convenience.
Objective: Provide an efficient circulation system that minimizes impacts
on residential neighborhoods and environmentally sensitive
areas.
Implementation:
Streets surrounding and internal to the SPA Plan Area are designed in
compliance with the goals and objectives of the GDP. Street design and
phasing strives to provide efficient and appropriate levels of service. This is
achieved through completion of the Chula Vista General Plan Circulation
Plan by connecting Main Street from Village 8 West/La Media Road to SR-
125 and the extension of La Media Parkway from the Village 8 West Town
Center through the village with a planned future connection across SR-125 to
Village 9. Triggers for these facilities are specified in the PFFP.
The village circulation system accommodates public transportation. Local
bus stops are planned along Main Street. Pedestrian linkages to the planned
BRT station in the Village 8 West Town Center are planned to further connect
Village 8 East residents with transit.
Internal streets have been designed to accommodate NEVs, bicycles and
pedestrians throughout the village and provide alternatives to automobile
travel.
Goal: Achieve a balanced transportation system which emphasizes
alternatives to automobile use and is responsive to the needs of
residents.
Objective: Study, identify, and designate corridors, if appropriate, for light
rail and transit facilities.
Objective: Promote alternative forms of transportation, such as bicycle and
car paths, riding and hiking trails, and pedestrian walkways as
an integral part of the circulation system.
Implementation:
A wide variety of alternative forms of transportation, including transit routes,
NEV routes, bicycle lanes and pedestrian routes and trails are provided within
the SPA Plan Area. A Multi-Modal Bridge between Village 8 East and future
Village 9 accommodates pedestrian, bicycle and NEV users. This alternative
transportation network addresses the needs of residents by offering different
routes within and outside of the villages, including connections to public
transportation, the City of Chula Vista Bikeway network and Greenbelt and
OVRP trails.
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II.2.8.3 HOUSING
Goal: Create a balanced community exemplified by the provision of a
diverse range of housing styles, tenancy types and prices.
Objective: Provide a variety of housing opportunities sufficient to meet a
proportionate share of the Regional Share allocation of
housing.
Objective : Each Otay Ranch Village will proportionately assist the
appropriate land use jurisdiction to meet or exceed Otay
Ranch’s share of the five-year Regional Share allocation as
provided by each jurisdiction’s Housing Element.
Implementation:
The Village 8 East plan meets these goals and objectives by providing a
variety of housing types, including affordable housing. Proposed housing
includes apartments, townhouses, condominiums, attached housing (duplexes
and/or triplexes and, a variety of attached and detached multi-family
residential. The Affordable Housing Program and the PFFP describe in detail
how the housing goals are met. Based on the target residential units proposed
for Village 8 East, 164 low-income and 164 moderate-income residential
units will be provided.
Goal: The provision of sufficient housing opportunities for persons of all
economic, ethnic, religious and age groups, as well as those with
special needs such as the handicapped, elderly, single parent
families and the homeless.
Objective: Ensure that the Otay Ranch provides housing opportunities
sufficient to meet a proportionate share of identified special
housing needs and applies fair housing practices for all needs
groups in the sale, rental, and advertising of housing units.
Implementation:
Village 8 East will contain a variety of housing types ranging in density from
medium high to high. The variety of housing types will accommodate
families, singles and those with special housing needs, including the
handicapped and the elderly. Fair housing practices will be employed in the
sale, rental and advertising of all units.
II.2.8.4 PARKS, RECREATION, OPEN SPACE
Goal: Provide diverse park and recreational opportunities within Otay
Ranch which meet the recreational, conservation, preservation,
cultural and aesthetic needs of project residents of all ages and
physical abilities.
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Objective: Identify park, recreational and open space opportunities, where
appropriate, to serve the South County region and San Diego
County as a whole.
Objective: Maximize conservation, joint uses and access and consider
safety in the design of recreational facilities.
Objective: Provide neighborhood and community parks and recreational
facilities to serve the recreational needs of local residents.
Implementation:
Chapter V, Parks, Recreation, Open Space and Trails Plan describes in detail
the location funding and maintenance of required facilities.
II.2.8.5 CAPITAL FACILITIES
Goal: Assure the efficient and timely provision of public services and
facilities of developable areas of Otay Ranch concurrent with need.
Objective: Ensure that the pace and pattern of residential, commercial and
other non-residential development is coordinated with the
provision of adequate public facilities and services.
Objective: Permit development only through a process that phases
construction with the provision of necessary infrastructure prior
to or concurrent with need.
Objective: Development projects shall be required to provide or fund their
fair share of all public facilities needed by the development.
Objective : “Enhanced Services” may be provided to specified geographic
areas of the Otay Ranch. These are services that exceed the
normal or standard level of services provided to the jurisdiction
as a whole.
Objective: The City of Chula Vista and the county of San Diego shall enter
into a Master Property Tax Agreement covering all annexations
within an agreed-upon geographic area in Otay Ranch. That
Agreement shall consider the distribution of property tax
revenues, as well as the allocation of total project revenues
between the City and the County in accordance with the
following policies.
Objective: As a general guideline, efforts should be made to keep the
effective tax rate (ETR), including all property taxes and
special assessments, not to exceed 2.00 percent of the assessed
value of the property.
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Objective: Monitor the impacts of growth and development on critical
facilities and services to ensure that necessary infrastructure is
provided prior to or concurrent with need.
Implementation:
The PFFP provides an analysis and detailed description of how these goals
and objectives will be met. The SPA Plan will phase development with
infrastructure improvements and the developer will participate in fair-share
funding of facilities as described in the PFFP.
Drainage Facilities
Goal: Provide protection to the Otay Ranch project area and surrounding
communities from fire, flooding and geologic hazards.
Objective: Individual projects will provide necessary improvements
consistent with the National Flood Insurance Program,
Drainage Master Plan(s) and Engineering Standards.
Objective: Development within floodplains will be restricted to decrease
the potential for property damage and loss of life from flooding
and to avoid the need for channels and other flood control
facilities.
Objective: Preservation of the floodplain environment from adverse
impacts due to development.
Objective: Require onsite detention of storm water flows such that existing
downstream structures will not be overloaded.
Implementation:
The project will meet the goals and objectives for drainage facilities through
planning, permitting and implementation of facilities as required by the City
and regulatory agencies. The Master Drainage Study, prepared by Hunsaker
& Associates, and tentative map address these goals. Subsequent grading and
drainage plans will provide additional, site-specific measures.
Sewerage Facilities
Goal: Provide a healthful and sanitary sewerage collection and disposal
system for the residents of Otay Ranch and the region, including a
system designed and constructed to accommodate the use of
reclaimed water.
Objective: The ongoing planning, management and development of
sewerage conveyance, treatment and disposal facilities to
adequately meet future demands.
Objective: Assure that wastewater treatment plants are consistent with
sewerage master plans.
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Objective: Sewage disposal systems should maximize the provision and
utilization of reclaimed water.
Implementation:
The Overview for Sewer Service for Otay Ranch Villages 3 and Portion of
Village 4, 8 East and 10 (2014) and the Otay Ranch Village 8 East SPA
Amendment Water Evaluation (2023) prepared by Dexter Wilson Engineering
describe the planning, management and sewer facilities necessary to serve the
development. The tentative map and subsequent improvement plans provide
additional site-specific design for implementation of the project sewer
system.
Integrated Solid Waste Management Facilities
Goal: Provide solid waste facilities and services which emphasize
recycling of reusable materials and disposal of remaining solid
waste so that the potential adverse impacts to public health are
minimized.
Objective: Reduce the volume of waste to be land-filled by 30% by 1995
and by 50% by 2000.
Implementation:
During construction, solid waste disposal and recycling of materials will
adhere to best management practices and City standards outlined in Chula
Vista Municipal Code Section 8.25.095- Construction and demolition debris
recycling. Planning for occupancy will include considerations as listed in the
City’s “Recycling and Solid Waste Planning Guide. A recycling/drop-off
center may be located within the village core. This central location will
provide an alternative method for residents and businesses in the village to
participate in recycling California Redemption Value bottles and cans.
Urban Runoff Facilities
Goal: Ensure that water quality within the Otay Ranch project area is not
compromised.
Goal: Ensure that the City of San Diego’s water rights within the Otay
River watershed shall not diminish.
Implementation:
The Master Drainage Study for Otay Ranch Village 8 East and the Water
Quality Technical Report for Otay Ranch Village 8 East, prepared by
Hunsaker & Associates describe how these goals will be met through
management and containment in conformance with City and regional
environmental protection standards.
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Water Facilities
Goal: Ensure an adequate supply of water for build-out of the entire Otay
Ranch project area; design the Otay Ranch project area to
maximize water conservation.
Objective: Ensure an adequate supply of water on a long-term basis prior
to the development of each phase of the Otay Ranch Project
Area.
Objective: Ensure infrastructure is constructed concurrently with planned
growth, including adequate storage, treatment, and
transmission facilities, which are consistent with development
phasing goals, objectives and policies, and the Service/Revenue
Plan.
Objective: Ensure that water quality within the Otay Ranch Project Area
is not compromised, consistent with NPDES Best Management
Practices, and the RWQCB Basin Plans.
Objective: Promote water conservation through increased efficiency in
essential uses and use of low water demand landscaping.
Objective: Encourage suppliers to adopt a graduated rate structure
designed to encourage water conservation.
Implementation:
The Overview of Water Service for Otay Ranch Villages 3 and Portion of
Village 4, 8 East and 10 (2014) and the Otay Ranch Village 8 East SPA
Amendment Water Evaluation (2023), prepared by Wilson Engineering
describes how these goals and objectives will be met. A Water Supply
Assessment and Verification Report for the Project which ensures sufficient
water supplies are available in normal, dry year and multiple dry years was
approved by the OWD Board of Directors on November 6, 2013.
Water Reclamation Facilities
Goal: Design a sewerage system which will produce reclaimed water.
Ensure a water distribution system will be designed and
constructed to use reclaimed water. Construction of a “dual
system” of water supply will be required for all development where
reclaimed water is used.
Objective: Encourage development of public and private open space and
recreational uses that could utilize reclaimed water.
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Implementation:
The Overview of Water Service for Otay Ranch Villages 3 and Portion of
Village 4, 8 East and 10 (2014) and the Otay Ranch Village 8 East SPA
Amendment Water Evaluation (2023), prepared by Wilson Engineering
describes the implementation of reclaimed water systems in the development.
A Subarea Master Plan (SAMP) for the project will include recycled water
facilities.
Arts and Cultural Facilities
Goal: Plan sites for facilities dedicated to the enhancement of the arts at
the community level that can contain indoor and outdoor facilities
capable of supporting community theater, training and exhibition
of art and sculpture, musical training and concerts, film and
cultural festivals, public meetings, and other community events.
Implementation:
The SPA Plan provides indoor and outdoor facilities including a
neighborhood park, private facilities, elementary school, community purpose
facility, and the village core which could accommodate arts and cultural
facilities.
Cemetery Facilities
Objective: Identify and preserve adequate cemetery sites to serve the Otay
Ranch Project Area.
Implementation:
A cemetery site is not proposed in the SPA Plan Area.
Child Care Facilities
Goal: Provide adequate child care facilities and services to serve the
Otay Ranch project area.
Objective: Identify sites for child care and pre-school facilities adjacent to
or part of public and private schools, religious assembly uses,
employment areas, and other locations deemed appropriate.
Implementation:
Child care facilities can be accommodated in the commercial, community
purpose facility, elementary school, and neighborhood park land use areas.
Small and large family day care uses are also an allowable use within
residential areas consistent with State law.
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Health and Medical Facilities
Goal: Ensure provision of and access to facilities which meet the health
care needs of Otay Ranch residents.
Objective: Identify a general location within Otay Ranch for public and
private health service organizations, charities, and private adult
care and mental care facilities.
Implementation:
Senior congregate care and health care offices and clinics are allowable uses
within the Village Core area of Village 8 East. The community purpose
facility land use also allows health care uses.
Community and Regional Purpose Facilities
Goal: Designate areas within the Otay Ranch project area for religious,
ancillary private educational, day care, benevolent, fraternal,
health, social and senior services, charitable, youth recreation
facilities, and other County regional services.
Implementation:
A Community Purpose Facility Master Plan, included in Chapter VI of this
SPA Plan, describes the facilities provided by the development that will meet
this goal and the specific requirements of the City of Chula Vista Municipal
Code and the Land Offer Agreement.
Social and Senior Services Facilities
Goal: Ensure that Otay Ranch project area residents have adequate access
to sources of governmental and private social and senior service
programs.
Objective: Social and senior service facilities should be sited within Otay
Ranch to either provide direct service access or to provide
community service information to each village to educate the
public regarding available services.
Objective: Siting of new facilities and expansion of existing social or
senior services facilities will be planned to most effectively
serve the clients of each social and senior service activity as
part of a comprehensive social and senior service delivery
system.
Implementation:
Social and senior service needs can be met within allowable use areas
including the Village Core commercial, private recreation facility,
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community purpose facility and park land uses, including the Community
Park. Shared use may be available with the schools.
Animal Control Facilities
Goal: Ensure that the community of Otay Ranch is served by an effective
animal control program that provides for the care and protection of
the domestic animal population, safety of people from domestic
animals, and the education of the public regarding responsible
animal ownership.
Objective: Participate in programs to provide animal control facilities
sufficient to provide adequate shelter space per Otay Ranch
dwelling unit.
Implementation:
The SPA Plan Area will participate in City programs for provision of animal
control.
Civic Facilities
Goal: Assure the efficient and timely provision of public services and
facilities to developable areas of the Otay Ranch project area
concurrent with need, while preserving environmental resources of
the site and ensuring compatibility with the existing character of
surrounding communities. Integrate different types of public
facilities where such facilities are compatible and complementary.
Implementation:
This goal will be met through implementation of requirements identified by
the PFFP.
Correctional Facilities
Goal: Prevent injury, loss of life and damage to property resulting from
crime occurrence through the provision of justice facilities.
Objective: Make provisions for justice facilities, including jails, courts,
and police facilities adequate to serve the Otay Ranch Project
Area.
Implementation:
The SPA Plan Area does not contain correctional facilities.
Fire Protection and Emergency Services Facilities
Goals: Provide protection to the Otay Ranch project area and surrounding
communities from the loss of life and property due to fires and
medical emergencies.
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Objective: Provide sufficient fire and emergency service facilities to
respond to calls within the Otay Ranch urban communities
within a 7-minute response time in 85% of the cases.
Implementation:
This goal will be met through implementation of the requirements identified
by the PFFP. Chula Vista Fire Station #7 is located in Village 2. Fire Station
#10 is located in Millenia (Eastern Urban Center). An additional fire station
is planned within or adjacent to the Village 8 West Town Center.
Additionally, the circulation design of the SPA Plan Area facilitates
emergency vehicle access to all areas of the villages and the Preserve Edge
Plan includes fuel management requirements. The Village 8 East Fire
Protection Plan includes an analysis which demonstrates the SPA Plan Area
can be served within the appropriate response time requirements. The project
must also comply with the Chula Vista Fire Master Plan (1/28/14).
Justice Facilities
Goal: Prevent injury, loss of life and damage to property by having
adequate criminal justice facilities to serve Otay Ranch residents.
Objective: Cooperate with the County to identify an equitable funding
method for the development of justice facilities based on the
needs of Otay Ranch and their benefit to Otay Ranch residents.
Objective: Justice facilities serving Otay Ranch residents will be sited in
appropriate locations and in a timely manner, irrespective of
jurisdictional boundaries.
Objective: Enhance public safety by utilizing land use and site design
techniques to deter criminal activity.
Implementation:
The SPA Plan Area does not contain justice facilities. The design of Village
8 East fosters community interaction and awareness that deters criminal
activity. Design techniques include “eyes on the street’ orientation of
commercial and residential uses toward the street and placement of parks and
paths as focal points in the community. These techniques minimize hidden
locations where criminal activity might occur.
Law Enforcement Facilities
Goal: Protection of life and property and prevention of crime occurrence.
Objective: Make provisions for criminal justice facilities, including jails,
courts, and police facilities adequate to serve the Otay Ranch
Project Area.
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Objective: Enhance conditions for public safety by utilizing land use and
site design techniques to deter criminal activity and promote
law enforcement.
Objective: Site law enforcement facilities to appropriate locations in order
to serve the population.
Implementation:
The SPA Plan Area will not contain law enforcement facilities. The project
utilizes design techniques to deter criminal activity and promote law
enforcement. The goal can be met through implementation measures
identified in the PFFP.
Library Facilities
Goal: Sufficient libraries to meet the information and education needs of
Otay Ranch residents.
Objective: Provide high quality and contemporary library facilities and
services which meet the needs of the entire Otay Ranch Project
Area.
Objective: Five hundred square feet (gross) of adequately equipped and
staffed library facilities per 1,000 population.
Objective: Otay Ranch libraries will be equitably financed by all new
development that will benefit from the facilities.
Implementation:
The SPA Plan Area will contribute its fair share to City of Chula Vista library
facilities through payment of the Public Facility Development Impact Fee as
identified in the PFFP.
School Facilities
Goal: Provide high quality, K-12 educational facilities for Otay Ranch
residents by coordinated planning of school facilities with the
appropriate school district.
Goal: Coordinate the planning of adult educational facilities with
appropriate district.
Objective: School facilities shall be provided concurrently with need and
integrated with related facility needs, such as child care, health
care, parks, and libraries, where practical.
Objective: Provide school district with 12 to 18 month development plan
and 3 to 5 year development forecasts so that they may plan and
implement school building and/or allocation programs in a
timely manner.
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Implementation:
An elementary school site is provided within Village 8 East. SUHSD has
planned for future growth in Otay Ranch and the existing and planned middle
school and high school facilities are sufficient to accommodate the needs of
future residents.
II.2.8.6 AIR QUALITY
Goal: Minimize the adverse impacts of development on air quality.
Implementation:
The Air Quality Improvement Plan provides measures to meet this goal. The
Plan addresses improvement measures including job/housing balance, transit
access, alternative travel modes, building construction methods and
educational programs. The SPA Plan Area has been designed to offer
numerous alternative methods of transportation, including public transit ,
NEVs, bicycle lanes/routes and pedestrian trails.
Commuter Trip Management
Goal: Create a safe and efficient multi-modal transportation network
which minimizes the number and length of single passenger
vehicle trips.
Objective: Minimize the number and length of single passenger vehicle
trips to and from employment and commercial centers to
achieve an average of 1.5 persons per passenger vehicle during
weekday commute hours.
Implementation:
Village 8 East is located close to the planned regional Rapid Bus station in
Village 8 West, accommodates a local bus route and stops along Main Street,
provides an extensive pedestrian path system and has been designed to
accommodate bicycles. Employment and commercial centers are located
within and adjacent to the SPA Plan Area including the Village 8 West and
Village 9 Town Centers and the Eastern Urban Center.
Capacity Improvements
Objective: Expand the capacity of both the highway and transit components of
the regional transportation system to minimize congestion and
facilitate the movement of people and goods.
Implementation:
The SPA Plan Area will contribute to highway and transit improvements as
identified in the Public Facilities Finance Plan, including payment of the
TDIF to support build-out of the General Plan Circulation System.
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Bicycle System Design
Objective: Provide a safe, thorough and comprehensive bicycle network
which includes bicycle paths between major destinations
within, and adjacent to, Otay Ranch.
Implementation:
The SPA Plan circulation design provides for bicycle access. The Plan
includes bike facilities along major perimeter roads and internal bike routes
that offer connections to destinations outside of the villages, as well as
connections to multi-use trails within the Greenbelt Master Plan and OVRP
trail networks as well as the planned Multi-modal (NEV, pedestrian and
bicycle) bridge across SR-125.
Road Design
Objective: Design arterial and major roads and their traffic signals to
minimize travel time, stops and delays.
Implementation:
The major roads surrounding the SPA Plan Area have been designed in
accordance with City standards, except as modified for site conditions.
Traffic signals have been located to facilitate traffic flow and to provide
access to neighboring land uses. Intersections have been analyzed and
designed to provide appropriate “Level of Service” minimizing stops and
delays.
Planning and Land Development
Goal: Land development patterns which minimize the adverse impacts of
development on air quality.
Objective: Encourage mixed use development to promote linking of trips,
reduce trip length and encourage alternative mode usage.
Implementation:
Village 8 East has been designed with a Village Core that contains a mix of
uses, including commercial uses, in accordance with village concepts that
promote alternatives to automobile use. The convenient village pedestrian
path system and internal streets are designed to accommodate NEVs,
pedestrians and bicycles and will encourage alternate modes of travel.
Transit Route and Facility Design
Objective: Facilitate access to public transit.
Implementation:
Pedestrian and bicycle paths provide links to public transit lines. A Bus Rapid
Transit station is planned within the Village 9/University Innovation District
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east of Village 8 East. Rapid Bus service is planned along Main Street, with
a station planned in Village 8 West, and Local Bus stops are also planned
along Main Street to serve Village 8 East residents.
Pedestrian Design
Objective: Encourage pedestrian traffic as an alternative to single vehicle
passenger travel.
Implementation:
The extensive system of trails and pathways throughout the SPA Plan Area to
destinations such as the village core, schools and parks, the neighboring land
uses, will encourage residents to walk rather than drive.
Building Design
Objective: Locate and design buildings within village cores to facilitate
transit and pedestrian access.
Implementation:
Buildings within the Village 8 East village core are clustered to minimize
walking distances and oriented to the street to encourage pedestrian access.
Paths within the core link to the public transit station in Village 8 West and
local bus stops along Main Street.
Parking Management
Objective: Manage parking facilities to facilitate transit, ridesharing and
pedestrian access.
Objective: Manage parking facilities to encourage a reduction in the
number of single vehicle trips.
Implementation:
The PC District Regulations establish parking requirements for each land use
district/zone. Parking areas are located at the rear and sides of buildings to
maintain a pedestrian-oriented village streetscape. Joint parking use is
encouraged within the village core.
Street Configuration
Objective: Configure internal village streets to give pedestrian traffic a
priority.
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Implementation:
Village streets are designed for pedestrian comfort with sidewalks,
landscaping and furnishings. Streets are narrow to slow traffic and parking is
subordinated.
Particulate Emissions
Objective: Minimize particulate emissions, which are the result of the
construction process.
Implementation:
This objective will be met through construction practices that control fugitive
dust, minimize simultaneous operation of construction vehicles and
equipment, and use low-polluting equipment.
Energy Conservation
Objective: Minimize fossil fuel emission by conserving energy.
Implementation:
The Energy Conservation Plan fulfills the GDP requirement to prepare a Non-
renewable Energy Conservation Plan and promotes energy efficiency and use
of solar power by requiring pre-plumbing for future solar installation. The
SPA Plan circulation plan is designed to provide alternate modes of travel and
reduce vehicle trips to reduce fossil fuel emissions.
II.2.8.7 NOISE
Goal: Promote a quiet community where residents live without noise
which is detrimental to health and enjoyment of property.
Goal: Ensure residents are not adversely affected by noise.
Objective: Otay Ranch shall have a noise abatement program to enforce
regulations to control noise.
Implementation:
The SPA Land Use Plan separates higher noise generating land uses from
more sensitive residential land uses. Sound abating features, such as masonry
walls and dual-glazed windows, will be provided as needed. City standards
for noise regulation and abatement shall be enforced. The University Villages
Noise Impact Report (2014) and Noise Impact Analysis Update (2023),
prepared by Dudek and Associates, identifies potential noise impacts and
provides mitigation measures to reduce or eliminate potential conflicts.
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II.2.8.8 SAFETY
Goal: Promote public safety and provide public protection from fire,
flooding, seismic disturbances, geologic phenomena and manmade
hazards in order to:
• Preserve Life, Health and Property;
• Continue Government Functions and Public Order;
• Maintain Municipal Services; and
• Rapidly Resolve Emergencies and Return the Community Normalcy
and Public Tranquility.
General Public Safety
Objective: Provide for the continuity of government and public order.
Objective : Maintain public services and ensure the rapid resolution of
emergencies.
Objective: Minimize social and economic dislocations resulting from
injuries, loss of life and property damage.
Implementation:
The SPA Land Use Plan has utilized the recommendations of technical
studies, City codes and ordinances, and other policies and regulations to plan
for development that will promote the protection of life and property. Crime
Prevention Through Environmental Design (CPTED) Principles have been
incorporated into the Village 8 East Design Plan
Seismic Disturbances
Objective: Provide public protection from earthquakes, rockslides, and
liquefaction in order to minimize loss of life, injury, property
damage and disruption of community social and economic
activity.
Implementation:
Site grading and construction shall be in accordance with the Uniform
Building Code and the Association of Structural Engineers of California to
reduce the effects of seismic shaking to the extent possible.
Floods
Objective: Prevent property damage and loss of life due to seiches, dam
failure and heavy rains.
Objective: Preservation of the floodplain environment from adverse
impacts due to development.
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Implementation:
The SPA Plan Area is not located within a floodplain. Storm water flows
shall be controlled and conveyed in accordance with the Master Drainage Plan
for the village.
Geologic Phenomena
Objective: Prevent property damage and loss of life due to landslides, rock
falls, and erosion.
Implementation:
The SPA Plan Area development shall utilize grading practices that are
consistent with this objective, to the greatest extent feasible.
Fire, Crime, Health Emergency, and Hazardous Substances
Objective: Prevent property damage and loss of life due to fire, crime or
hazardous substances.
Implementation:
The SPA Plan Area is planned to reduce potential effects of fire through
adequate water supply, street design that facilitates emergency vehicle access,
and fuel-modification landscape techniques as outlined in the FPP. Crime
prevention is addressed through optimization of community interaction and
street activity and a minimization of secluded areas that could foster crime.
City codes and policies will be implemented and enforced to minimize
potential effects of hazardous substances.
II.2.8.9 GROWTH MANAGEMENT
Goal: Develop Otay Ranch villages to balance regional and local public
needs, respond to market forces, and assure the efficient and timely
provision of public services and facilities concurrent with need.
Objective: Coordinate the timing of the development of Otay Ranch
villages to provide for the timely provision of public facilities,
assure the efficient use of public fiscal resources and promote
the viability of the existing and planned villages.
Implementation:
The SPA Plan will be developed in phases that balance market forces with the
provision of the facilities, as identified by the PFFP. The Chula Vista City
Council repealed the City’s Growth Management Ordinance in November
2022.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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II.2.8.10 RESOURCE PROTECTION, CONSERVATION & MANAGEMENT
Goal: Establishment of an open space system that will become a
permanent preserve dedicated to the protection and enhancement
of the biological, paleontological, cultural resources
(archaeological and historical resources), flood plain, and scenic
resources of Otay Ranch, the maintenance of long-term biological
diversity, and the assurance of the survival and recovery of native
species and habitats within the preserve, and to serve as the
functional equivalent of the County of San Diego Resource
Protection Ordinance (RPO).
Objective: Identify sensitive and significant biological, cultural,
paleontological, agricultural, and scenic resources within Otay
Ranch that require protection and/or management.
Objective: Preserve sensitive and significant biological, cultural,
paleontological, flood plain, visual, and agricultural resources.
Implementation:
These goals and objectives will be met through compliance with the Otay
Ranch RMP and Phase 2 RMP, by conveyance of property within the preserve
to the Preserve Owner Manager at a ratio of 1.188 acres of preserve land for
every acre of non-common development land and participation in the
established CFD 97-2 to fund perpetual maintenance, management and
monitoring of Preserve areas.
Enhance and Restore Sensitive Resources
Objective: Enhance, restore, and re-establish sensitive biological resources
(species and habitats) in disturbed areas where the resources
either formerly occurred or have a high potential for
establishment.
Implementation:
Disturbed areas within the Otay Ranch Preserve may be enhanced and
restored as determined by the Otay Ranch Preserve Owner/Manager (POM).
Wildlife Corridors
Objective: Establish functional connections for onsite resources and
integrate the Preserve into a larger regional system.
Implementation:
The SPA Plan maintains functional connections for onsite resources within
the Otay River Valley and integrates the Preserve into the larger regional
system through the conveyance of approximately 261.7 acres of land into the
Preserve.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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Preserve Management and Maintenance
Objective: Effectively manage the Preserve to protect, maintain, and
enhance resources in perpetuity.
Implementation:
The Applicant will annex the Village 8 East SPA Plan Area into CFD 97-2 to
fund the perpetual maintenance, management and monitoring of Preserve
areas.
Resource Preserve Land Uses
Objective: Identify permitted land uses within the Preserve.
Implementation:
The Otay Ranch RMP, as incorporated into the City of Chula Vista MSCP
Subarea Plan, identifies permitted land uses within the preserve. The MSCP
includes a list of Planned Facilities authorized for Take pursuant to the
Subarea Plan. In the SPA Plan Area, Planned Facilities include sewer
facilities ancillary to the Salt Creek Interceptor, including connections and
maintenance access roads and trails designated in the OVRP Concept Plan.
In addition, the MSCP includes a list of Future Facilities subject to MSCP
Facilities Siting Criteria (Section 6.3.3.4). Future Facilities within the SPA
Plan Area include a fire access road, storm drain facilities and trail/access
leading to the Community Park.
Resource Preserve - Adjacent Land Uses
Objective: Identify allowable uses within appropriate land use
designations for areas adjacent to the Preserve.
Implementation:
Residential uses will be separated from the Preserve by a 100-foot wide
preserve edge. As required by the Resource Management Plan, a Village 8
East Preserve Edge Plan has been prepared. The Edge Plan provides
compliance measures related to drainage, storm drain, toxic substances,
lighting, noise and invasive plant materials.
Regulatory Framework for Future Uses
Objective: Provide a regulatory framework for future permitting by
resource agencies and amendments to the RMP.
Implementation:
The SPA Plan will adhere to the regulatory framework established in the RMP
and MSCP Subarea Plan.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 169 April 2024
Mineral Resources
Goal: Encourage the completion of the extraction of mineral resources before
conflicts with planned development could occur.
Objective: Extract mineral resources so as not to impair other conservation
efforts.
Implementation:
Mineral extraction does not occur in the SPA Plan Area.
Soils
Goal: Minimize soil loss due to development.
Objective: Identify development activities which present a large potential
to create excessive runoff or erosion.
Implementation:
Landform grading, slope stabilization, vegetation protection, revegetation and
other techniques will be employed to meet these goals and objectives.
Steep Slopes
Goal: Reduce impacts to environmentally sensitive and potential
geologically hazardous areas associated with steep slopes.
Objective: Research existing slope conditions prior to land development
activities.
Implementation:
The SPA grading plan is based on a geotechnical study. The site grading
creates terraces for development that follow the natural grade elevation
change. Manufactured slope heights and forms are in conformance with City
ordinances and policies.
Floodways
Goal: Preserve floodways and undisturbed flood plain fringe areas.
Objective: Restore and enhance highly disturbed floodways and flood
plains to regain former wildlife habitats and retain/restore the
ability to pass 100-year flood flows.
Objective: Preserve floodways and undisturbed flood plain fringe areas in
their natural state where downstream development will not be
adversely affected.
Implementation:
The proposed project does not impact the Otay River floodplain and
floodways.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 170 April 2024
Visual Resources
Goal: Prevent degradation of the visual resources.
Objective: Blend development harmoniously with significant natural
features of the land.
Implementation:
The manufactured slopes will be contoured and/or vegetated to minimize
visual impacts. The landscape plan for the SPA Plan Area provides a
transition between the natural landscape and the development area.
Energy Conservation
Goal: Establish Otay Ranch as a “showcase” for the efficient utilization
of energy resources and the use of renewable energy resources.
Objective: Reduce the use of non-renewable energy resources within Otay
Ranch below per capita non-renewable energy consumption in
San Diego County.
Implementation:
The design of the SPA Plan Area encourages NEV use, walking, bicycling,
and public transit use to lower energy consumption. Air Quality and Water
Conservation Plans for the SPA Plan Area contribute to efficient use of
resources.
Land Use
Objective: Provide land use patterns and project features which result in
the conservation of non-renewable energy resources.
Implementation:
The land use pattern and relationship to surrounding land uses promotes
walking and cycling as alternatives to more energy consumptive automobile
use. The Water Conservation Plan and landscape design promote efficient
water use.
Water Conservation
Goal: Conserve water during and after construction of Otay Ranch.
Objective: Reduce CWA water use within Otay Ranch to a level that is
75% of County-wide, 1989 per capita levels.
Objective: Create a comprehensive framework for the design
implementation and maintenance of water conserving
measures, both indoor and outdoor.
Objective: Develop an extensive water restoration and recycling system
throughout the developed areas of Otay Ranch.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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PAGE 171 April 2024
Objective: Investigate traditional and non-traditional uses for reclaimed
water and identify potential restraints for reclaimed water use.
Objective: Comply with the water conservation standards and policies of
all applicable jurisdictions.
Implementation:
The project will adhere to the provisions of the Water Conservation Plan
prepared for the project and the City’s Water Conservation Ordinance.
Astronomical Dark Skies
Goal: Preserve dark-night skies to allow for continued astronomical
research and exploration to be carried out at the County’s two
observatories, Palomar Mountain and Mount Laguna.
Objective: Provide lighting in heavily urbanized areas of the Otay Valley
Parcel which ensures a high degree of public safety.
Objective: Provide lighting in less urbanized areas, which helps to
preserve county-wide dark-night skies, and is consistent with
more rural lighting standards prevalent in non-urbanized areas
of San Diego County.
Implementation:
Lighting within the SPA Plan Area will adhere to City and County ordinances
and standards.
Agriculture
Goal: Recognize the presence of important agricultural soils both in areas
subject to development and within the preserve.
Objective: Encourage effective utilization of agricultural soils located
within the Preserve.
Implementation:
Agricultural practices have ceased in the SPA Plan Area. Erosion control
measures will be implemented to prevent soil erosion.
ATTACHMENT 1
UNIT TRACKING TABLE
ATTACHMENT 2
PUBLIC PARK FACILITY AND COMMUNITY PURPOSE FACILITY CAPACITY
STUDIES
Public Parks
Capacity studies are provided to demonstrate that facilities outlined the Chula Vista Park and
Recreation Master Plan for Village 8 East Neighborhood Park P-1 (PRMP Park No. 119) and
Community Park P-2 (PRMP Park No. 102) can be accommodated within the Village 8 East public
parks. However, as noted in Chapter V, Parks, Recreation, Open Space & Trails Master Plan, the
final design of the public parks may be refined or modified during the park planning to include
other facilities or amenities that serve evolving demographics and associated outdoor recreational
needs and meet the intent of the City’s parks mission.
Community Purpose Facility
A capacity study is provided to demonstrate that the conceptual plan for the CPF-1 site can
accommodate required improvements for a private recreation facility, as defined in CVMC
19.48.025. However, the CPF-1 Concept Plan may be refined or modified during final design.
Neighborhood Park P-1
The P-1 Park Facility Capacity Study is consistent with the PRMP; however, this conceptual plan may be
revised during final park design.
Community Park P-2
Note: The P-2 Park Facility Capacity Study is consistent with the PRMP; however, this conceptual plan
may be revised during final park design. Vehicular access between P-2 Community Park and AR-11 to be
designed during final park design.
Community Purpose Facility CPF-1