HomeMy WebLinkAboutAttachment 05a - Village Design PlanOTAY RANCH VILLAGE 8 EAST
Village Design 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 XX
By Resolution No. XX
CONTRIBUTING CONSULTANTS
Hunsaker & Associates
9707 Waples Street
San Diego, CA 92121
(858) 558-4500
Tributary LA, Inc.
2725 Jefferson Street #14
Carlsbad, CA 92008
(760) 438-3304
RH Consulting Group, LLC
(619) 823-1494
Ranie@RHConsultingGroup.com
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
I. Introduction ..............................................................................................................1
A. Village Design Plan .................................................................................................1
B. Companion Documents ............................................................................................1
1. Otay Ranch GDP Overall Design Plan ............................................2
2. Village 8 East Planned Community (PC) District Regulations ........2
3. Village Core Master Precise Plan ....................................................2
C. Administrative Design Review ................................................................................2
1. Design Review Process ....................................................................3
II. Village Identity ........................................................................................................4
A. Village Setting and Design Influences .....................................................................4
B. Urban Theme and Character ....................................................................................6
C. Pedestrian Orientation ..............................................................................................6
D. Conceptual Grading ..................................................................................................8
E. Landscape Concept ..................................................................................................8
F. Slope Landscape Design Concept ..........................................................................11
1. MSCP Interface Slopes ..................................................................12
2. Internal Slopes ...............................................................................19
III. Community and Village Monument Concept ........................................................23
A. Community Entry Monuments ..............................................................................25
B. Village Entry – North Grove (Main Street) ...........................................................26
C. Secondary Village Entry – South Grove (La Media Parkway) ..............................27
D. Village Entry – Multi-Modal Bridge .....................................................................28
IV. Streetscape Design Concept ...................................................................................30
A. Six-Lane Prime Arterial - Main Street ...................................................................34
B. Four-Lane Major Road – La Media Parkway ........................................................35
C. Modified Secondary Village Entry Street with Median - La Palmita Dr. .............37
D. Modified Residential Collector - Del Sueño Drive................................................38
E. Modified Secondary Village Entry Street -Savoria Parkway ................................39
F. Modified Residential Collector - Calle Escuela.....................................................41
G. Modified Promenade Street - Delgado Drive ........................................................42
H. One-Way Frontage Road – Via Palermo ...............................................................44
I. Community Park Entry Drive – Avenida Caprise .................................................45
J. Private Access Road ..............................................................................................46
K. Traffic Calming Measures .....................................................................................47
V. Conceptual Pedestrian Circulation Plan .................................................................49
A. Chula Vista Greenbelt Trail/Otay Valley Regional Park (OVRP) Trail .................51
B. Chula Vista Regional Trail .....................................................................................52
C. Village Pathway .....................................................................................................55
D. Community Park Trail with Emergency/Maintenance Access ..............................56
E. Community Park Access Trail ................................................................................57
F. Promenade Trail .....................................................................................................58
G. Edge Trail...............................................................................................................59
H. Neighborhood Trail ................................................................................................61
VI. Village Park Concept .............................................................................................62
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A. P-1 Neighborhood Park ..........................................................................................64
B. P-2 Community Park – Otay Ranch Community Park South ...............................65
VII. Community Purpose Facilities ....................................................................70
VIII. Wall and Fence Concepts ...........................................................................72
A. Community Walls ..................................................................................................72
B. Community Fencing...............................................................................................73
C. Retaining Walls ......................................................................................................75
IX. Lighting Concepts ..................................................................................................75
A. Public Park Lighting ..............................................................................................78
B. Village Core Street Lighting ..................................................................................78
1. Street Lights ...................................................................................78
2. Pathway Lights...............................................................................79
C. Parking Lot Lighting ..............................................................................................79
X. Village Core Design Concept .................................................................................80
A. Village Design Features .........................................................................................80
B. Site Planning and Pedestrian Orientation ...............................................................81
C. Building and Roof Form ........................................................................................83
D. Facade Treatments .................................................................................................84
E. Mechanical Equipment, Service, Waste, and Utility Areas ...................................85
F. Landscaping Design Guidelines .............................................................................86
G. Surface Parking Area Landscape Guidelines .........................................................86
H. Lighting, Signing and Street Furnishings ...............................................................87
XI. Multi-Family Residential Design Guidelines .........................................................89
A. Design Fundamentals .............................................................................................89
B. Neighborhood Design Guidelines ..........................................................................89
B. Site Planning and Building Plotting .......................................................................93
C. Form and Massing..................................................................................................94
D. Facade Elements ....................................................................................................95
E. Trash Enclosures, Utilities, and Service Areas ......................................................95
F. Landscape Design ..................................................................................................96
G. Plotting Examples ..................................................................................................96
XII. Crime Prevention through Environmental Design ...................................109
EXHIBITS
Exhibit 1: Village 8 East Illustrative Plan...........................................................................5
Exhibit 2: Pedestrian Oriented Streets .................................................................................7
Exhibit 3: Landscape Concept Plan ....................................................................................10
Exhibit 4: MSCP Interface Slope Concept at R-9 Multi-Family .......................................13
Exhibit 5 MSCP Interface Slope Concept at R-9 and R-10 Multi-Family .........................14
Exhibit 6: MSCP Interface Slope Concept at CPF-1 ..........................................................15
Exhibit 7: MSCP Interface Concept at P-2 Community Park ............................................16
Exhibit 8: Internal Slopes at Main Street and Palmita Drive .............................................19
Exhibit 9: Internal Slopes at La Media Parkway and Palmita Drive .................................20
Exhibit 10: Conceptual Village Identity Location Plan .......................................................24
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Exhibit 11: Conceptual Community Entry Monument ......................................................25
Exhibit 12: Village Entry Concept Plan (North Grove) ......................................................26
Exhibit 13: Secondary Village Entry Concept Plan (South Grove) ......................................27
Exhibit 14: Village Entry Concept Plan (Multi-Modal Bridge) ........................................28
Exhibit 15: Conceptual Vehicular Circulation Plan ...........................................................31
Exhibit 16: Conceptual Street Tree Master Plan ................................................................32
Exhibit 17: Six Lane Prime Arterial ...................................................................................34
Exhibit 18: Four Lane Major Road ....................................................................................35
Exhibit 19: Modified Secondary Village Entry with Media .............................................37
Exhibit 20: Modified Residential Collector .......................................................................38
Exhibit 21: Modified Secondary Village Entry Street ......................................................39
Exhibit 22: Modified Residential Collector ......................................................................41
Exhibit 23: Modified Promenade Street ...........................................................................42
Exhibit 24: One-Way Frontage Street (South Bound) .......................................................44
Exhibit 25: Community Park Entry Drive ..........................................................................45
Exhibit 26: Private Access Road.......................................................................................46
Exhibit 27: Conceptual Traffic Calming Measures ..........................................................47
Exhibit 28: Conceptual Pedestrian Circulation Plan ...........................................................50
Exhibit 29: Chula Vista Greenbelt Trail .............................................................................51
Exhibit 30: Chula Vista Regional Trail ..............................................................................52
Exhibit 31: Village Pathway ...............................................................................................55
Exhibit 32: Community Park Trail .....................................................................................56
Exhibit 33: Community Park Access Trail .........................................................................57
Exhibit 34: Promenade Trail ..............................................................................................58
Exhibit 35: Edge Trail (Optional) .....................................................................................60
Exhibit 36: Neighborhood Trail ........................................................................................61
Exhibit 37: Parks, Recreation, Open Space and Trails Plan...............................................63
Exhibit 38: P-1 Neighborhood Park Concept Plan ............................................................64
Exhibit 39: P-2 Community Park Concept Plan .................................................................66
Exhibit 40: CPF-1 Concept Plan .........................................................................................71
Exhibit 41: Community Wall Details ................................................................................72
Exhibit 42: Community Fencing Details ...........................................................................73
Exhibit 43: Lighting Concept Plan .....................................................................................77
Exhibit 44: Conceptual Light Fixtures ...............................................................................79
Exhibit 45: Village Site Planning Concept ........................................................................82
Exhibit 46: Conceptual Street Furnishings ........................................................................88
Exhibit 47: Conceptual Neighborhood Design ..................................................................92
Exhibit 48: Conceptual Private Drive ................................................................................93
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UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 1 April 2024
I. Introduction
The following section describes the requirements and purpose of the Village Design Plan,
as articulated in the Otay Ranch General Development Plan (GDP), the companion
documents, the future Village Core Master Precise Plan requirements and the site plan
review process.
A. Village Design Plan
The Otay Ranch General Development Plan (GDP) requires that a Village Design Plan be
prepared for each village at the Sectional Planning Area (SPA) level of planning. The
Village Design Plan for Village 8 East was originally approved by the Chula Vista City
Council in 2014. This Village Design Plan addresses the land plan changes approved by
the Chula Vista City Council on ________.
The Village Design Plan guides planning and development by defining intended character
and design elements of the village and provides guidance for developers and designers.
The Village 8 East Design Plan guides the design of sites, buildings and landscapes within
the village to ensure that the quality of the adopted urban design and architectural concepts
established for the overall Otay Ranch community are maintained. The design plan
identifies a theme for Village 8 East and delineates that identity through streetscape and
landscape design, community-level signage and architectural and lighting guidelines. Sign
regulations are provided in the Village 8 East Planned Community District Regulations
(PC District Regulations). The design plan also identifies the village core design concepts
that will implement Otay Ranch’s planned pedestrian orientation.
This introductory section of the Village Design Plan provides a description of the Design
Review process for Village 8 East. Section 2 describes the Village 8 East setting, land use
plan, and the design theme of the village. The following sections describe the overall
village design features and provide guidelines for the Village Core and multi-family
residential developments.
Images and graphics presented in this document are for the purpose of communicating
intended character and quality and to illustrate potential outcomes of the PC District
Regulation standards and the guidelines herein. Neither are suggestive of architectural
styles or intended to be interpreted as development standards or regulations.
B. Companion Documents
There are several companion documents that provide guidance for preparation of the
Village Design Plan. These documents are described below.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 2 April 2024
1. Otay Ranch GDP Overall Design Plan
The Otay Ranch GDP Overall Design Plan provides framework guidelines for Otay Ranch
implementation. The Overall Design Plan was adopted in 1993 in conjunction with
approval of the Otay Ranch General Development Plan and provides general design
guidelines appropriate to the pedestrian and transit-oriented village concepts envisioned
for the community.
2. Village 8 East Planned Community (PC) District Regulations
The PC District Regulations establish land use development standards and appropriate
regulations (zoning) for all construction within the Village 8 East project area. All proposed
developments must adhere to the land uses, setbacks, building heights and similar
regulatory criteria specified in the PC District Regulations.
3. Village Core Master Precise Plan
Village Core Master Precise Plan will be prepared to provide additional design direction
within the Village Core areas. A Master Precise Plan must be approved prior approval of
the first Design Review in the Village Core.
As required by the Otay Ranch GDP, the Master Precise Plan shall address the following
design considerations:
❖ A design concept plan illustration which identifies the landscape concept,
conceptual plaza spaces, village core park relationship, linkages to regional
open spaces and adjacent villages. The concept plan should identify special
setback conditions and treatments (if applicable), on-street parking, parking
lots, and transit linkages (as appropriate).
❖ Typical building elevations for commercial and residential, identifying the
intended character, scale and proportion, massing, compatibility with
surroundings and building materials.
❖ Demonstrate the adequacy of development with the intention of supporting
pedestrian orientation.
C. Administrative Design Review
An Administrative Design Review process has been established in the Village 8 East PC
District Regulations to ensure all development within Village 8 East is consistent with
Village 8 East PC District Regulations. The process requires preparation of site, landscape
and architectural plans that will be reviewed and approved by the Master Developer. Site
plans shall be submitted to the City of Chula Vista for review, along with a Master
Developer Approval Letter. The Design Review shall be subject to Administrative City
approval (Zoning Administrator) and shall solely focus on ensuring compliance with the
requirements in the PC District Regulations and the intent of the Village Design Plan. The
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 3 April 2024
Design Review process is described in greater detail in the Village 8 East PC District
Regulations, Chapter 10, Implementation and Administration.
1. Design Review Process
The Village 8 East infrastructure and development parcels will be developed by the Master
Developer. Most of the elements described in Section II of this document, including
landform grading, village entries, community monuments and streets will be implemented
by the Master Developer. The development of commercial, community-serving uses and
multi-family residential neighborhoods will be by Merchant Builders and/or builder(s)
affiliated with the Master Developer. A review process has been created to facilitate
development by Merchant Builders within the unique village planning concepts of the Otay
Ranch planned community.
The Village 8 East Design Review process includes two integrated procedures: 1)
preliminary review by the Master Developer and 2) Administrative Design Review by the
City of Chula Vista. The process requires the Merchant Builder (“builder”) to submit the
Design Review package consistent with the Village 8 East Design Review Submittal
checklist in the PC District Regulations to the Master Developer for review/approval prior
to formal application and review by the City. The Master Developer review is intended to
ensure that the builder's intended product and designs meet the standards and criteria for
the entire planned community as well as the guiding documents. Following review of the
Merchant Builder's schematic design, a continuing exchange of information will be
expected as the design is finalized in preparation for the City's Development Plan Review
process to be initiated. Upon completion of Master Developer review, the Master
Developer will provide the builder with a “Master Developer Approval Letter,” which must
be submitted to the City with the Design Review Application and submittal package. Upon
City approval, the builder shall provide the Master Developer with a copy of the final
approved plans and fully executed Zoning Administrator Notice of Decision.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 4 April 2024
II. Village Identity
Village identity reflects the physical setting and surrounding design influences, including
natural and built environments. The identity of a village or community is further
communicated along streetscapes, within public spaces such as schools, parks and
gathering spaces and the landscape concepts implemented on perimeter and internal slopes
and at village entries. The following sections describe the Village 8 East identity and
context.
A. Village Setting and Design Influences
Village 8 East is located north of the Otay River Valley within the Otay Valley Parcel of
Otay Ranch. The site slopes from north to south and provides view opportunities across
the Otay River Valley to the south and mountains to the east.
Otay Ranch Village 7 is located to the north, Village 8 West Area (Cota Vera) is located to
the west, SR-125 forms the eastern boundary and the Otay River Valley and future Otay
Ranch Community Park South is located to the south. Village 8 East provides additional
synergy and population base to support the community-serving Village 8 West Town
Center. A Rapid Bus Route is planned along Main Street and a transit stop/station is
proposed in the Village 8 West Town Center just west of Village 8 East. The village core
is located in the northern portion of Village 8 East, placing neighborhood serving
commercial, a public neighborhood park and an elementary school site within walking
distance of a majority of village residents. A large community park is planned south of
Village 8 East, within the Otay Valley Regional Park. Pedestrian linkages are planned
between the southern residential neighborhoods and the community park.
An Illustrative Plan is provided as Exhibit 1: Village 8 East Illustrative Plan, depicting
a cohesive plan for implementation of the Village 8 East community. This illustrative plan
is presented as one possible conceptual plan for Village 8 East; however, the actual design
will be based on final site plans approved within Village 8 East.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 5 April 2024
Exhibit 1: Village 8 East Illustrative Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 6 April 2024
B. Urban Theme and Character
Contemporary European architectural styles, complementing the Village 8 West
architecture, provide the inspiration for the Village Design Plan. European
architecture is represented by contemporary representations of Mediterranean,
Monterey, Spanish, English, French, Italian, San Francisco, and California Craftsman
styles. Contemporary European-inspired architecture is well suited to rectilinear multi-family
development that has a strong relationship with the street.
The defining design features of European architecture are particularly applicable to the
pedestrian-oriented design of the Village Core. The "main street" panned along Savoria
Parkway will be designed with outdoor seating and gathering spaces. Design elements may
include awnings, arcades, trellises and a variety of street trees to define and highlight the
created spaces. In addition to trees, the landscaping may include planting areas with a
variety of colorful shrubs, groundcovers, and vines, decorative hardscape as well as potted
and hanging accent plants. Architecture in the village core area will allow for variety but
maintain a strong basis in contemporary European-inspired architecture. This design theme
may extend to village-serving buildings such as the elementary school and recreational
facilities.
C. Pedestrian Orientation
Village 8 East is designed to be consistent with the GDP’s goal of creating vibrant
communities with a focus on walkability and pedestrian orientation. The orientation of the
built environment along pedestrian-oriented streets is a key design feature of the
village. Pedestrian-oriented streets are conceptually planned along internal streets,
wherever feasible based on proposed site grading. For non-residential uses, the number and
location of entrances, the size and distribution of windows, building setbacks from the
street, landscaping, along with building design elements such as lighting and awnings, all
contribute to the pedestrian experience. For residential uses front door access from the
public street and pedestrian oriented architecture, such as street facing windows,
courtyards, porches and stoops will promote connectivity between public and private
spaces.
Site layout is also important to facilitating pedestrians, cyclists and transit users. The
internal street network features enhanced pedestrian walkways, paths and trails designed
to create a safe, pleasant and attractive walking experience. Pedestrian-oriented design also
helps to make places more walking friendly by providing a range of transportation options.
These can include clear, comfortable pedestrian pathways, bicycle connections, bicycle
parking, access trails and walkways, and transit options and access to bus stops. Exhibit
2: Pedestrian Oriented Streets, depicts the internal streets where pedestrian oriented
features may be implemented, depending on final grades. This exhibit is based on the
conceptual grades shown on the Village 8 East Tentative Map; however, grades may
change during final engineering which may make implementation infeasible or create
additional opportunities along other corridors.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 7 April 2024
Exhibit 2: Pedestrian-Oriented Streets
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 8 April 2024
D. Conceptual Grading
The natural sloping landform provides the opportunity to tier the site and create a fairly
level, pedestrian-oriented village core. On the north side of the village, the topography
slopes from north to south from Main Street to the Otay River Valley. The Community
Park and Preserve open space is located to the south. The site design of the village generally
follows the undulating landform of the canyon, with grades dropping from north to south.
Building sites have been created in terraces and streets are located within the topography
to adhere to City horizontal and vertical curve standards.
The design plan for the village strives to create an aesthetically pleasing landform. The
following are guidelines for grading and slope design:
❖ Create elevation changes within the property that strive for a balance of cut
and fill grading.
❖ Use grade changes to optimize views to the south and a create sense of
spaciousness.
❖ Use varied-height trees, shrubs and groundcovers to undulate the surface of
slopes.
❖ Minimize surface runoff and erosion potential by planting slopes with low water
consumptive and drought tolerant plants.
❖ Use state-of-the-art erosion control, irrigation and water management practices
to protect slopes.
E. Landscape Concept
The landscape design is planned to integrate Village 8 East with the overall Otay Ranch
design theme and to create a cohesive and well connected village across both Village 8
West and Village 8 East. The Otay Ranch design theme is addressed by extending
established arterial streetscape designs and perimeter slope landscape designs into the
Village 8 East landscape plan. Within the village, the landscape theme is an assembly of
European influences on California’s architectural history. Derivatives of the European
style including Spanish, Mediterranean, Monterey, French, Italian, San Francisco and
California Craftsman Mediterranean, Monterey, Spanish, and California Craftsman styles
architecture will complement the landscape.
The use of traditional agrarian trees such as Oak, Olive, fruiting trees and other stately
evergreens provide the key linkage between the neighborhoods. Ornate shrubs,
groundcovers and vines such as Bougainvillea, Lavender, Rosemary and other vibrant
plant materials, accentuate important destinations. The plant palette is a collection of water
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 9 April 2024
efficient material that compliments the diversity in European-inspired architectural styles.
The European-inspired design theme will be created through a comprehensive landscape
plan that addresses the design of outdoor spaces, features, furnishings and the use of a wide
variety of trees, shrubs and groundcovers. The landscape concept is illustrated in the
provided Exhibit 3: Landscape Concept Plan. Descriptions of proposed internal and
perimeter slopes, streetscape/neighborhood park/Community Purpose Facility, private
development areas and the P-2 Community Park landscape design areas are provided in the
following sections. Additional information about the Village 8 East landscape plan is
provided in the Preserve Edge Plan. The Landscape Master Plan and the Village Core
Master Precise Plan, developed after the SPA Plan is approved, will provide more detailed
descriptions of the Village landscapes. See Village 8 East Fire Protection Plan, and 2023
addendum and Attachment 2: Approved Plant List, for additional plant palette information.
The Village 8 East landscape theme is a collection of elements reflective of California’s
and Otay Ranch’s agrarian history. Village-wide architectural styles will blend seamlessly
with the landscape, providing an elegant and cohesive community.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 10 April 2024
Exhibit 3: Landscape Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 11 April 2024
F. Slope Landscape Design Concept
The Village 8 East landscape concept is compatible with the established Otay Ranch design
theme and the City’s Water Conservation Ordinance. Slopes are one of the dominant
landscapes visible from public view. The landscape concept for the MSCP Interface slopes
balances the need to provide adequate plant cover to minimize erosion, minimize fuel load
and water use and ensure compatibility with the adjacent MSCP natural open space areas.
The interior slopes are designed to provide for erosion control, while establishing a pleasant
backdrop for the village and entry landscape elements. Varied-height trees, shrubs and
groundcovers will be utilized to undulate the surface of slopes to create dimension,
variation and interest and soften the appearance of slopes visible from the Otay Valley
Regional Park.
The following describes the design concepts and approved plant palette that will create
slopes complementary to the overall Otay Ranch theme consistent with the Village 8 East
Preserve Edge Plan, Otay Valley Regional Park Private Development Guidelines, the Fire
Protection Plan University Villages – Village 8 East / 2023 Addendum, the Chula Vista
Landscape Water Conservation Ordinance and City of Chula Vista Landscape Manual.
Signage within areas adjacent to the MSCP shall be provided and must meet the
requirements of the City of Chula Vista and the Otay Ranch Preserve Owner/Manager.
The Otay Valley Regional Park (OVRP) Standards and Guidelines, Section 5, Private
Development Guidelines, include principles for private development adjacent to the
OVRP. Consistent with these principles, manufactured perimeter slopes adjacent to the
OVRP complement and do not negatively impact the park by utilizing the following
techniques:
❖ Perimeter slopes follow the existing topography to the greatest extent possible,
blending the site into natural topography and preserving natural drainages
between Village 8 East and the Otay River Valley.
❖ Landscape buffers are planted with native plant materials, consistent with the
Village 8 East Fire Protection Plan and Preserve Edge Plan.
❖ Retaining walls are split into multiple sections to avoid large expanses of blank
walls, while providing opportunities to screen the walls with native landscaping
in front of the wall and reduce single wall heights.
❖ Non-residential fencing at the perimeter is typically post & rail or open tubular
steel, permitting views to and from the park.
❖ Residential fencing at the perimeter is typically 2’ of block with 4’ of view
fencing, tubular steel or post & rail, permitting views to and from the park.
❖ Lighting at the perimeter must be directed away from the Preserve/OVRP by
placing light fixtures in appropriate locations and shielding lamps.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 12 April 2024
1. MSCP Interface Slopes
Consistent with the Chula Vista MSCP Subarea Plan, OVRP Design Standards Guidelines
(Section 5, Private Development Guidelines) and Preserve Edge Plan, a 100-foot Brush
Management Zone (BMZ) / 100-foot Preserve Edge is provided within the development
area, outside of the Preserve. The 100-foot BMZ and Preserve Edge overlap in certain
portions adjacent to the MSCP Preserve. The BMZ is divided into two zones with a
minimum dimension of 50’ within each zone. The BMZ is measured from the closest
structure outward, with BMZ 1 located adjacent to development and BMZ 2 extending to
the MSCP boundary. The 100-foot BMZ is implemented adjacent to residential
development parcels R-9 and R-10 and the CPF-1 site, while a 30’ BMZ (Zone 2) is
implemented at the perimeter of the P-2 Community Park.
The 100’ Preserve Edge is measured from the MSCP Boundary toward the development
area and is not applicable to the P-2 Community Park, per the City of Chula Vista MSCP
Plan and Otay Ranch Resource Management Plan.
Consistent with the Chula Vista MSCP, BMZ Zone 1 will be permanently irrigated and
planted with native-compatible plant species. Temporary irrigation may be utilized in BMZ
Zone 2 during the plant establishment period, subject to approval of the Director of
Development Services or Designee. The “Approved Plant List” is provided in Attachment
“A” to this document and is subject to the requirements of the Fire Protection Plan and
Addendum and the approval of the Director of Development Services. MSCP Interface
Slope Concepts are presented in Exhibits 4 to 7 below.
Brush Management Zone Planting Requirements:
Individual trees may be planted in BMZ Zone 1 at an average rate of no less than one tree
per 200 lineal feet, no closer than 15 feet from a property line or top of slope (whichever
is further) and a minimum of 30 feet between mature canopies. Trees are not permitted
within BMZ Zone 2. Planting and irrigation requirements are provided in the Fire
Protection Plan and Addendum and Preserve Edge Plan. Slopes adjacent to the MSCP
Preserve must be planted with native species and are subject to the Preserve Edge Plan and
the “Approved Plant List” provided in Attachment “A” to this document. The primary plant
palette for the BMZ includes cacti, shrubs, ground cover and a hydroseed application,
compatible with the adjacent natural open space area.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 13 April 2024
Note: Retaining wall location, height and setback are conceptual, subject to final engineering design.
Exhibit 4: MSCP Interface Slope Concept at R-9 Multi-Family
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 14 April 2024
Note: Retaining wall location, height and setback are conceptual, subject to final engineering design.
Exhibit 5: MSCP Interface Slope Concept at R-9 and R-10 Multi-Family
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 15 April 2024
Exhibit 6: MSCP Interface Slope Concept at CPF-1
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 16 April 2024
Exhibit 7: MSCP Interface Concept at P-2 Community Park
Plant Palette (MSCP Interface Slopes):
Botanical Name Common Name
Trees
Cercis occidentalis Western Redbud
Heteromeles arbutifolia Toyon
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde
Platanus racemosa California Sycamore
Prosopis chilensis Chilean Mesquite
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry
Quercus agrifolia Coast Live Oak
Quercus engelmannii Englemann Oak
Rhus lancea African Sumac
Shrubs, Cacti & Ground Covers
Agave attenuata Foxtail Agave
Atriplex semibacatta Berry Saltbush
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 17 April 2024
Botanical Name Common Name
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Encelia californica California Encelia
Encelia farinosa Brittlebrush
Epilobium californicum California Fuschia
Epilobium canum California Fuschia
Galvezia speciosa 'Fire Cracker' Bush Snapdragon
Heteromeles arbutifolia Toyon
Isomeris arborea Bladder Pod
Isocoma menziesii ‘ Manziesii’ Coast Goldenbush
Ivy hayesiana San Diego Marsh Elder
Limonium perezii Statice
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Nassella pulchra Purple Needle Grass
Opuntia littoralis Coastal Prickly Pear Cactus
Opuntia oricola No Common Name Phyla nodiflora Kurapia Rhamnus crocea Redberry
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Salvia apiana White Sage
Simmondsia chinensis Jojoba
Trichostema lanatum Woolly Blue Curls
Viguiera laciniata San Diego Sunflower
Yucca schidigera Mojave Yucca
Yucca whipplei Our Lord's Candle
Hydroseed Application
Acmispon americanus Purshing's lotus Acmispon heermannii Heerman's lotus Corethrogyne filaginifolia Sand Aster Cryptantha intermedia Common cryptantha Encelia farinosa California Encelia Ericameria palmeri Palmer's goldenbush Eriophyllum confertiflorum Golden Yarrow Eschscholzia californica Coastal California Poppy Galium angustifolium Narrow leaved bedstraw Hazardia squarrosa Sawtooth goldenbush Helianthemum scoparium Sun Rose Hemizonia fasciculata Common Tarplant Isocoma menziesii Menzies’ goldenbush Iva hayesiana San Diego Marsh Elder Lasthenia californica Dwarf goldfields Lasthenia gracilis California Goldfields
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 18 April 2024
Botanical Name Common Name Lupinus bicolor Miniature Lupine Lupinus excubitus Grape soda lupine Sisyrinchium bellum Blue Eyed Grass Viguiera laciniata San Diego Sunflower
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 19 April 2024
2. Internal Slopes
La Palmita Drive at Main Street
The slopes along La Palmita Drive at Main Street follow the grades within Village 8 East
as they drop from north to south. At the northern edge, the top of the slope is at grade with
Main Street and the slope design is integral to the Village Entry. The landscape concept
within this corridor will incorporate the thematic Olive Tree from Village 8 West as it
transitions into the community. See Exhibit 8: Internal Slopes at La Palmita Drive and
Main Street for additional details. The plant palette for internal slopes is provided below.
Varied-height trees, shrubs, and groundcovers will be utilized to undulate the surface of
slopes and create dimension, variation and interest.
Note: Regional Trail/sidewalk and cycle track may meander in both north and south right-of-way and
landscape buffer. Final alignment to be determined during final engineering.
Exhibit 8: Internal Slopes at Main Street and Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 20 April 2024
La Media Parkway at La Palmita Drive
The internal slopes within this corridor extend down from the residential development
parcels north of La Media Parkway. The landscape concept will be a continuation of the
landscape palette within Village 8 West. More ornamental shrubs, trees planted in a grove
pattern and stone retaining walls will be utilized at the La Palmita Drive intersection to
create a sense of arrival and entry and the Secondary Village Entry.
Exhibit 9: Internal Slopes at La Media Parkway and Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 21 April 2024
Plant Palette (Internal Slopes):
Botanical Name Common Name
Trees
Arbutus 'Marina' Marina Strawberry Tree
Geijera parviflora Australian Willow
Lophostemon confertus Brisbane Box
Metrosideros excelsa New Zealand Christmas Tree
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde
Platanus racemosa California Sycamore
Prosopis chilensis Chilean Mesquite
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry
Quercus agrifolia Coast Live Oak
Rhus lancea African Sumac
Shrubs, Ornamental Grasses & Ground Covers
Agave attenuata Foxtail Agave
Aloe species Aloe
Atriplex semibacatta Berry Saltbush
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea ‘Oo-La-La’ Prostrate Bougainvillea
Carissa macrocarpa 'Green Carpet' Prostrate Natal Plum
Ceanothus cultivars Ceanothus
Cistus species Rockrose
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Echium fastuosum Pride of Maderia
Encelia californica California Encelia
Heteromeles arbutifolia Toyon
Lantana 'Spreading Yellow' Yellow Lantana
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Limonium perezii Seafoam Statice
Myoporum parvifolium 'Putah
Creek' Creeping Myoporum
Nassella pulchra Purple Needle Grass
Phormium species New Zealand Flax
Phyla nodiflora Kurapia
Portulcaria afra 'Minima' Elephant's Mat
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosmarinus officinalis 'Huntington
Carpet' Prostrate Rosemary
Salvia apiana White Sage
Simmondsia chinensis Jojoba
Trachelospermum jasminoides Star Jasmine
Hydroseed Application
Baileya multiradiata Desert Marigold
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 22 April 2024
Botanical Name Common Name
Camissonia cheiranthifolia Beach Evening Primrose
Encelia farinosa Brittlebrush
Eriophyllum confertiflorum Golden Yarrow
Eschscholzia californica California Poppy
Gaillardia pulchella Indian Blanket
Gazania splendens Gazania Splendens
Lasthenia californica Dwarf goldfields
Limonium californicum Coastal Statice
Linaria maroccana Toad Flax
Lobularia maritima Sweet Alyssum
Lupinus excubitus Grape Soda lupine
Verbena tenuisecta Moss Verbena
Viguiera laciniata San Diego Sunflower
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 23 April 2024
III. Community and Village Monument Concept
Entry landscape, features and monument signs identify the village and contribute to the
establishment of the village design theme. A hierarchy of entries has been established to
help direct visitors to community, village and neighborhood areas of the village. Community
entry features include community monuments within the eastern portion of the Main Street
and La Media Parkway medians and at the western entry plaza at the Multi-Modal Bridge.
Unifying design elements will be utilized at the Main Street / La Palmita Drive intersection
consistent with the established Village 8 West gateway entry theme at the La Media Parkway
couplet. A complementary entry feature is planned at the intersection of La Media Parkway
and La Palmita Drive. The conceptual locations are provided in Exhibit 10: Conceptual
Community and Village Monument Location Plan.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 24 April 2024
Exhibit 10: Conceptual Community and Village Monument Location Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 25 April 2024
A. Community Entry Monuments
Cota Vera community entry monuments are planned within the medians along Main Street
and La Media Parkway west of the SR-125 interchange. This monument announces entry
into the larger Cota Vera Community (Villages 8 West and East) and features a curved wall
with the “Cota Vera” identification on the north side of the wall. Enhanced shrub planting
and columnar planting frame the entry wall.
Exhibit 11: Conceptual Community Entry Monument
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 26 April 2024
B. Village Entry – North Grove (Main Street)
The North Grove Village Entry at Main Street and La Palmita Drive comprised of a grove
of olive trees and stone veneer retaining walls and pilasters marks the northern gateway
into the community. This entry frames the south portion of the intersection and brings
residents and visitors into the community through the heart of the Village Core. A variety
of plant species representative of the agrarian landscape theme will be used to complement
the European-inspired architectural theme of Village 8.
Exhibit 12: Village Entry Concept Plan (North Grove)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 27 April 2024
C. Secondary Village Entry – South Grove (La Media Parkway)
The Secondary Village Entry at La Media Parkway and La Palmita Drive is comprised of
a grove of olive trees and a series of stone veneer retaining walls and pilasters marking the
southern gateway into the community. This entry frames the north portion of the
intersection and brings residents and visitors into the community through the heart of
the Village Core. A variety of plant species representative of the agrarian landscape theme
will be used to complement the European-inspired architectural theme of Village 8.
Exhibit 13: Secondary Village Entry Concept Plan (South Grove)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 28 April 2024
D. Village Entry – Multi-Modal Bridge
The future multi-modal bridge will accommodate pedestrian, bicycle and NEV travel
connecting the Village 8 East Village Core to future Village 9. This entry concept would
create whimsical entry elements located in a plaza at the western end of the bridge. The
plaza planned on the east side of the intersection of Savoria Parkway and Via Palermo will
create a “landing” and gathering space and direct users to the signalized Via Palermo
crossings. The conceptual design for the entry element may feature bright colors and
patterns, lighting and the “Cota Vera” village identification. A “green” wall is planned as
the backdrop to the village entry identification signage.
Exhibit 14: Village Entry Concept Plan (Multi-Modal Bridge)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 29 April 2024
Plant Palette (Village Entry):
Botanical Name Common Name
Trees
Arbutus 'Marina' Marina Strawberry Tree
Lagerstroemia indica 'Natchez' Natchez Crape Myrtle
Lagerstroemia indica 'Tuscarora' Tuscarora Crape Myrtle
Magnolia grandiflora Magnolia
Olea europea 'Willsonii' Fruitless Olive
Pyrus calleryana 'Aristocrat' Aristocrat Pear
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Shrubs, Ornamental Grasses & Ground Covers
Carissa macrocarpa 'Green Carpet' Prostrate Natal Plum
Dianella species Flax Lily
Lantana 'Spreading Yellow' Yellow Lantana
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Festuca ‘Marathon II’ Dwarf Tall Fescue
Phyla nodiflora Kurapia
Senecio mandraliscae Blue Chalksticks
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 30 April 2024
IV. Streetscape Design Concept
Streetscapes are an important component in creating the village design theme. Streetscapes
identify the edges of Village 8 East and major points of entry and serve as the unifying
design theme. The streetscapes for the surrounding major streets will adhere to the Otay
Ranch “ranch theme” landscape and must comply with the City Landscape Water
Conservation Ordinance and Shade Tree Policy. Within the village, the design of the
streetscapes will emphasize the village pedestrian-oriented concept by providing tree-
shaded walkways, lighting, and shortened or enhanced crosswalks. The Conceptual
Vehicular Circulation Plan shows the surrounding and internal street designations for the
village. A description of each street classification and cross sections are provided to
illustrate the conceptual street landscape plan. A comprehensive plant palette has been
established for all streets within the SPA Plan area. In addition, a Street Tree Master Plan
was prepared that connects Village 8 West and Village 8 East through a complementary
street tree program. The conceptual design of proposed traffic calming measures is also
provided.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 31 April 2024
Exhibit 15: Conceptual Vehicular Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 32 April 2024
Exhibit 16: Conceptual Street Tree Master Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 33 April 2024
A landscape palette comprised of trees, shrubs, ornamental grasses, turf and ground cover
has been prepared for the streetscape. This palette will be utilized across all of the streets
described below.
Plant Palette (Streetscape):
Botanical Name Common Name
Trees
Arbutus 'Marina' Marina Strawberry Tree
Lagerstroemia indica 'Natchez' Natchez Crape Myrtle
Lagerstroemia indica 'Tuscarora' Tuscarora Crape Myrtle
Magnolia grandiflora Magnolia
Olea europea 'Willsonii' Fruitless Olive
Pyrus calleryana 'Aristocrat' Aristocrat Pear
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Turf
Festuca Aquawise Sportsclub Mix
(from seed) Dwarf Tall Fescue (sod)
Cynodon dactlyon ‘Bandera’ Bandera Bermuda Turf
Paspalum vaginatum ‘Seashore’ Aloha Seashore Paspalum
Shrubs, Ornamental Grasses & Ground Covers
Carissa macrocarpa ‘Boxwood
Beauty’ Thornless Natal Plum
Dianella species Flax Lily
Lantana 'Spreading Yellow' Yellow Lantana
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Festuca ‘Marathon II’ Dwarf Tall Fescue
Phyla nodiflora Kurapia
Senecio mandraliscae Blue Chalksticks
Thematic Street Trees:
Marina Arbutus Natchez Crape Myrtle Holly Oak
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 34 April 2024
A. Six-Lane Prime Arterial - Main Street
The Main Street landscape design will be compatible with the established Otay Ranch
design themes for arterial streets and the City’s Water Conservation Ordinance. The
thematic street trees will be planted in the parkways and medians in consistently spaced
rows. Community Entry monumentation and enhanced landscaping is also planned within
the median west of SR-125.
Thematic Street Tree:
Tuscarora Crape Myrtle
Exhibit 17: Six Lane Prime Arterial
Not to Scale Main Street
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 35 April 2024
B. Four-Lane Major Road – La Media Parkway
La Media Parkway is a four-lane major road that connects Village 8 West, Village 8 East
and future Village 9. La Media Parkway includes an expanded 17-foot-wide Chula Vista
Regional Trail, designed to provide a two-way NEV / cycle track and a separate pedestrian
walkway on the south side. The thematic street trees will be planted in the parkways and
medians in consistently spaced rows. Community Entry monumentation and enhanced
landscaping is also planned within the median west of SR-125.
Thematic Street Tree:
Tipu Tree
Exhibit 18: Four Lane Major Road
Not to Scale La Media Parkway – Westerly project boundary to La Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 36 April 2024
Exhibit 18: Four Lane Major Road (continued)
Not to Scale La Media Parkway –La Palmita Drive to easterly project boundary
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 37 April 2024
C. Modified Secondary Village Entry Street with Median - La Palmita Drive
La Palmita Drive is the primary north-south circulation street through Village 8 East. This
street unifies the varied village land uses with a continuous village theme streetscape. The
Village Pathway is the primary circulation route for pedestrian travel and provides a
bicycle path separate from the roadway. The street design includes two travel lanes and
Class 2 bike lanes. Trees will be planted in the parkways and medians in consistently
spaced rows. The Village Pathway is located on the east side of the street and the
Promenade Trail is on the west side.
Thematic Street Tree:
Callery Pear
Exhibit 19: Modified Secondary Village Entry with Media
Not to Scale La Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 38 April 2024
D. Modified Residential Collector - Del Sueño Drive
Del Sueño Drive is located along the western edge of the school site. This street features
two travel lanes, a 10-foot median, the 12-foot-wide Village Pathway that accommodates
a Class I Bike Lane and pedestrian access and parking / drop off lane. Trees will be planted
in the parkways and medians in consistently spaced rows.
Thematic Street Tree:
Drake Elm
Exhibit 20: Modified Residential Collector
Not to Scale Del Sueño Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 39 April 2024
E. Modified Secondary Village Entry Street -Savoria Parkway
Savoria Parkway is a key vehicular and east/west multi-modal link through the Village
Core area that provides one of two connections to Via Palermo. Along the school and park,
Savoria Parkway includes a 12-foot Village Pathway designed to accommodate an off-
street Class I Bike Lane and pedestrians along the south side. The promenade trail is
provided along the north side. Two travel lanes, parking/drop off-lane and a landscaped
median and parkways are also planned. East of the roundabout, Savoria Parkway is
expanded to provide for on-street NEV and vehicular, a 12-foot Village Pathway on both
sides and head in parking. Trees will be planted in the parkways and medians in
consistently spaced rows.
Thematic Street Tree:
Magnolia
Exhibit 21: Modified Secondary Village Entry Street
Not to Scale Savoria Parkway – west of La Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 40 April 2024
Exhibit 16: Modified Secondary Village Entry Street (Continued)
Not to Scale Savoria Parkway – East of La Palmita Drive
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 41 April 2024
F. Modified Residential Collector - Calle Escuela
Calle Escuela is an east-west link from Village 8 West, through Village 8 East and
providing one of two connections to Via Palmero, the SR-125 southbound frontage street.
The Village Pathway provides an off-street pedestrian and bicycle connection adjacent to
the elementary school and the neighborhood park. Parkways with tree planters and
walkways extended to the curb are planned along the school and park site located adjacent
to parking/drop off areas to facilitate pedestrian circulation. Parking is also permitted along
the south side of Calle Escuela. Trees will be planted in the parkways and medians in
consistently spaced rows.
Thematic Street Tree:
Natchez Crepe Myrtle
Exhibit 22: Modified Residential Collector
Not to Scale Calle Escuela
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 42 April 2024
G. Modified Promenade Street - Delgado Drive
Delgado Drive provides primary access to the residential neighborhoods located south of
La Media Parkway. This two-lane roadway features a landscaped median and parkways,
and the Village Pathway with parking provided on both sides of the street. The Promenade
Trail is provided on the west side. Trees will be planted in the parkways in consistently
spaced rows. The median is eliminated and the Promenade Trail transitions to a standard
sidewalk south of Parcel R-7.
Thematic Street Tree:
Callery Pear
Exhibit 23: Modified Promenade Street
Not to Scale Delgado Drive – La Media Parkway to R-7
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 43 April 2024
Exhibit 23: Modified Promenade Street (Continued)
Not to Scale Delgado Drive – R-7 to CPF-1
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 44 April 2024
H. One-Way Frontage Road – Via Palermo
Via Palermo is a two-lane one-way frontage road providing southbound access to SR-125.
Located along the eastern edge of Village 8 East, Via Palermo includes a 5/10-foot-wide
Village Pathway/Sidewalk and a landscaped parkway on the west side. The eastern right-
of-way includes a 20-foot-wide landscape buffer area designed to accommodate a plaza at
the terminus of the multi-modal bridge, circulation and access for NEVs, bicycles and
pedestrians and potential noise attenuation walls.
Thematic Street Tree:
Holly Oak
Exhibit 24: One-Way Frontage Street (South Bound)
Not to Scale Via Palermo
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 45 April 2024
I. Community Park Entry Drive – Avenida Caprise
The Community Park Entry Drive provides a pedestrian and vehicular connection to the
community park south of Village 8 East. The road features two travel lanes and the 10’
Chula Vista Regional Trail on the east side of the road providing views of the Otay Valley.
A landscaped parkway on one side of the street and narrowed travel lanes are designed to
slow traffic and create a comfortable pedestrian experience along this road. Landscaping
on slopes created along the Community Park Entry Drive must be landscaped with native
species consistent with the Village 8 East Preserve Edge Plan and the Approved Plant List
(Attachment A).
Thematic Street Tree:
Holly Oak
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 o nly.
Exhibit 25: Community Park Entry Drive
Not to Scale Village 8 West Avenida Caprise
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 46 April 2024
J. Private Access Road
The proposed Private Access Road is planned along the western edge of Parcel R -7. The
proposed private road provided secondary access to the residential development parcels
south of La Media Parkway. This two-lane private road includes a landscaped parkway and
the Edge Trail on the western side, providing an additional connection to the Regional Trail
along the south side of La Media Parkway.
.
Exhibit 26: Private Access Road
Not to Scale Western Edge of R-7 to La Media Parkway
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 47 April 2024
K. Traffic Calming Measures
Traffic calming measures are planned along internal streets in Village 8 East. Roundabouts
are planned at the intersections of La Palmita Drive and Savoria Parkway and La Palmita
Drive and Calle Escuela. Roundabouts are designed to slow traffic through the roundabout
but provide continuous movement through the roundabout. Roundabouts include a raised
center landscaped island, special paving, splitter islands, accessible pedestrian crossings
and pedestrian/bike refuge islands and ramps. The roundabout at Savoria Parkway creates
a gateway into the Village Core. The conceptual roundabout designs are provided below.
Roundabout at La Palmita Drive & Savoria Parkway
Exhibit 27: Conceptual Traffic Calming Measures
Not to Scale
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 48 April 2024
Roundabout at La Palmita Drive & Calle Escuela
Typical Roundabout Cross Section
Exhibit 27: Conceptual Traffic Calming Measures (Continued)
Not to Scale
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 49 April 2024
V. Conceptual Pedestrian Circulation Plan
A well-designed pedestrian circulation system is a fundamental component of the village
concept. The previous Streetscape Design Concept section includes illustrations of
pedestrian amenities including sidewalks and shade trees. This section describes the
pedestrian circulation system in terms of the Otay Ranch, City and OVRP trail systems.
An overall plan is provided as well as descriptions of the types of pedestrian paths provided
in the Plan area.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 50 April 2024
Note: Retaining wall location, height and setback are conceptual, subject to final engineering design.
Exhibit 28: Conceptual Pedestrian Circulation Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 51 April 2024
A. Chula Vista Greenbelt Trail/Otay Valley Regional Park (OVRP) Trail
As described in the Chula Vista Greenbelt Master Plan, planned multi-use trails, including
equestrian trails, would extend south from Salt Creek on the east side of Village 11,
connecting with the Otay Lakes Trail just south of Village 11. At least one trail will extend
westerly, on a maintenance road for the Salt Creek Sewer, on the north side of the Otay
River Valley. This portion of the Greenbelt Trail is located south of Village 8 East.
Access to this trail network from Village 8 East is provided via the Community Park Trail
and the Regional Trail planned along Avenida Caprise. Access to the Community Park
from the Greenbelt Trail is provided via Community Park Access Trail segments.
The OVRP Concept Plan also identifies a multi-use trail system through the Otay River
Valley. The portion of the Greenbelt Trail described above coincides with the OVRP
trail. Consistent with the Chula Vista MSCP, this trail is co-located within the existing
Salt Creek Sewer maintenance road to avoid impacts to sensitive habitat in the river
valley and control access along the Otay Ranch Preserve edge. A 3/4-mile segment of the
Greenbelt Trail is within the Village 8 East SPA boundary. The surface treatment within
the existing Salt Creek Sewer Easement is PMB – Processed Miscellaneous Base. The
Greenbelt Master Plan requires surface treatment comprised of “Decomposed Granite /
Concrete / Asphalt/Soil-stabilized treatment” and the OVRP Trail Guidelines require “D.G.
or Native Soil” on Type “A” Trails. The existing surface treatment is consistent with these
requirements. Proposed trail improvements are limited to fencing and signage within the
easement area, to the satisfaction and approval of the Director of Development Services.
Trail signage shall conform to the Greenbelt Master Plan.
Exhibit 29: Chula Vista Greenbelt Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 52 April 2024
B. Chula Vista Regional Trail
The Chula Vista Regional Trail provides off-street pedestrian and bicycle connections
throughout Chula Vista. Chula Vista Regional Trails are located on the south side of Main
Street and south side of La Media Parkway. These trails are located adjacent to the
roadways within landscape buffers. The trails are 10 -17 feet wide and may be decomposed
granite or concrete. Regional Trail segments serve a variety of users including pedestrians,
bicyclists and NEVs as shown below. The Regional Trail along Main Street will meander
within the 10’ buffer to accommodate the bus turnout and the location of potential trail
amenities. Trail signage shall be subject to Director of Development Services approval.
Main Street (South ROW)
Exhibit 30: Chula Vista Regional Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 53 April 2024
La Media Parkway – La Palmita Drive to easterly project boundary (South ROW)
La Media Parkway – Westerly project boundary to La Palmita Drive (North ROW)
Exhibit 30: Chula Vista Regional Trail (Continued)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 54 April 2024
La Media Parkway – Westerly project boundary to La Palmita Drive (South ROW)
South of Avenida Caprise to Chula Vista Greenbelt Trail
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 30: Chula Vista Regional Trail (Continued)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 55 April 2024
C. Village Pathway
Village Pathways are inter-village multi-purpose paths that link all of the Otay Valley
Parcel villages and provide access to the regional transit stations. The Village Pathway is
a 10 to 12 feet concrete path, separated from the street by a landscaped, tree-lined parkway.
The Village Pathway may be colored concrete (Davis, Otay Ranch Tan) with a light brush
finish.
The Village Pathway is proposed to extend through the village core along both sides of
Savoria Parkway. Both pedestrians and bicyclists are accommodated off-street through the
core area. The Village Pathway also extends through Village 8 East along La Palmita
Drive, from Main Street south to La Media Parkway and then south along Delgado Drive
to the CPF-1 Site. The pedestrian network continues via the optional Edge Trail and the
Community Park Trail, providing a continuous connection to the P-2 Park and the Chula
Vista Greenbelt Trail. Additional segments of the Village Pathway are also planned
adjacent to the school and park to provide for off-street pedestrian and bicycle access.
A Multi-Modal bridge over SR-125 provides a NEV, bicycle and pedestrian connection to
neighboring Village 9.
Exhibit 31: Village Pathway
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 56 April 2024
D. Community Park Trail with Emergency/Maintenance Access
The Community Park Trail provides direct pedestrian access between Village 8 East, 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 concrete surface and post and
rail fencing, as necessary Secondary emergency access to the Community Park and
maintenance access for the public utilities are also provided along this corridor. The facility
is widened to 24 feet to provide vehicular access between P-2 and AR-11. Portions of the
Community Park Trail are within the MSCP Preserve. Please see Village 8 East Preserve
Edge Plan for additional details.
Note: Utilities shown for reference only – Trail co-located with utility corridor
Exhibit 32: Community Park Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 57 April 2024
E. Community Park Access Trail
The Community Park Access Trail segments are planned within the Community Park to
provide direct access to the Chula Vista Greenbelt Trail. These trails are located along the
southern edge of the Community Park. Trail improvements include a 10’ minimum trail
surface, post and rail fencing, as necessary and trail signage. The final design to be
determined during final park design and may be modified to address drainage.
Exhibit 33: Community Park Access Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 58 April 2024
F. Promenade Trail
The Promenade Trail is a 6-foot-wide paved sidewalk enhanced with shade trees and may
include pedestrian-scaled lighting. Promenade Trails in the village provide wider tree-lined
walks designed to enhance the pedestrian experience and convenience throughout the village.
Promenade Trail along La Palmita Drive
Promenade Trail along west side of Del Sueno Drive
Exhibit 34: Promenade Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 59 April 2024
G. Edge Trail
The Edge Trail is comprised of 12-foot-wide D.G. trail within a 24-foot wide Public Access
Easement at the perimeter of the neighborhoods south of La Media Parkway (R-7, R-9 and
R-10) and provides a pedestrian linkage between the Regional Trail on La Media Parkway
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
a 24-foot wide utility easement along the southern edge of Village 8 East. The Edge Trail
is conceptual. The design may be refined during final engineering to address drainage.
Edge Trail at perimeter R-7, R-9 and R-10. See TM Street Section 13 for Edge Trail condition at R-7.
Exhibit 35: Edge Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 60 April 2024
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 36: Edge Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 61 April 2024
H. Neighborhood Trail
The Neighborhood Trail is a 5-foot-wide trail connects neighborhoods R-4 and R-5 to the
Chula Vista Regional Trail along La Media Parkway. If trail grade exceeds 5%, the trail
surface shall be concrete. The Neighborhood Trail design is conceptual. The design may
be modified during final engineering to address drainage.
Exhibit 37: Neighborhood Trail
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 62 April 2024
VI. Village Park Concept
As described in the Chula Vista Parks and Recreation Master Plan, Village 8 East is
planned to include a public neighborhood and community park. The P-1 neighborhood
park is located adjacent to the Village Core area adjacent to the site designated for an
elementary school. The P-2 Community Park is located south of Village 8 East, adjacent
to the Otay River Valley. The Active Recreation (AR-11) site is located southeast of
Village 8 East, within the SPA boundary; however, the design will be addressed by the
City of Chula Vista (property owner) in the future. Public park facilities within Village 8
East are further described below. The final design of the public parks may be refined or
modified during the 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.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 63 April 2024
Exhibit 38: Parks, Recreation, Open Space and Trails Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 64 April 2024
A. P-1 Neighborhood Park
The 6.5 acre (net) public neighborhood park located adjacent to the elementary school will
provide active and passive recreational opportunities. The location adjacent to the
elementary school creates an expanse of open space and
combines active recreational activities conveniently
located within the village core. Access to the adjacent
school site should be coordinated with park site design and
be appropriate for the street grades, potentially along the
northern and eastern edges. Park amenities will be in
conformance with the requirements of the City Park and
Recreation Master Plan (2018) and may include multi-
purpose open lawn areas, ball field(s), sports courts, picnic shelters, a dog park, tot lot(s)
and restroom and maintenance buildings. Parking will be accommodated on-site and/or on
adjacent streets. The final design of the public parks may be refined or modified during the
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. The Village 8 East Tentative Map includes an alternative configuration for
the S-1 School Site and P-1 Park, which would increase the school site from 11.3 (10.0
net) to 13.4 (12.0 net) acres and reduce the P-1 Park from 7.3 (6.5 net) acres to 5.2 (4.6
net) acres.
Exhibit 39: P-1 Neighborhood Park Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 65 April 2024
B. P-2 Community Park – Otay Ranch Community Park South
The 36.3 acre (net) P-2 Community Park is located south of Village 8 East within the Otay
River Valley. The MSCP Preserve area surrounds the park and provides opportunities for
views to expanded open space. The park serves the active recreational needs of the southern
Otay Ranch villages with lighted play fields and sport courts, a community center, children’s
play areas and parking areas. Passive recreational areas will be located adjacent to
the Otay River Valley as a transition between developed and natural open space. This
park will contain amenities and facilities described in the City of Chula Vista Parks and
Recreation Master Plan (2018). Two points of access are planned from the north via
the Community Park Entry Drive and Community Park Trail. Access between the
community park and the Chula Vista Greenbelt Trail is provided at two points along
the southern park edge. Vehicular access between the P-2 Community Park and AR-11 to
be determined during final park design.
Landscaping within the P-2 Community Park shall be consistent with the 2023 Fire
Protection Plan Amendment Approved Plant List and Attachment A to this plan. A 30-
foot wide BMZ Zone 2 (vegetation thinning zone) will be implemented along the perimeter
of the Community Park and a 100-foot wide BMZ Zone 1 will be implemented around all
structures. The Community Park will likely be developed by the City of Chula Vista;
accordingly, all design standards and guidelines shall be determined by the City. A trail
staging area will also be provided within the community park to direct trail users to the
Chula Vista Greenbelt Trail/OVRP Trail. As required in the project EIR, lighting within
the P-2 Park shall be directed away from adjacent Preserve areas and shielded to prevent
light spillage. The final design of the public parks may be refined or modified during the
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.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 66 April 2024
Exhibit 40: P-2 Community Park Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 67 April 2024
Plant Palette (Community Park):
Botanical Name Common Name
Trees
Arbutus 'Marina' Marina Strawberry Tree
Brachychiton populneus Bottle Tree
Cassia leptophylla Gold Medallion Tree
Citrus species Citrus
Cupaniopsis anacardioides Carrotwood
Dracaena draco Dragon Tree
Eriobotrya deflexa Bronze Loquat
Geijera parviflora Australian Willow
Jacaranda mimisifolia Jacaranda
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Ligustrum lucidum Glossy Privet
Lophostemon confertus Brisbane Box
Magnolia grandiflora Magnolia
Metrosideros excelsa New Zealand Christmas Tree
Olea europea 'Willsonii' Fruitless Olive
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Quercus engelmannii Englemann Oak
Quercus ilex Holly Oak
Rhus lancea African Sumac
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Shrubs, Cacti, Ornamental Grasses & Ground Covers
Agave attenuata Foxtail Agave
Aloe species Aloe
Anigozanthos species Kangaroo Paw
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea species Bougainvillea
Callistemon citrinus 'Little John' Little John Bottlebrush
Carex species Sedge
Ceanothus cultivars Ceanothus
Chondropetalum tectorum Cape Rush
Cistus species Rockrose
Clematis species Evergreen Clematis Vine
Cordyline australis 'Atropurpurea' Bronze Dracena
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Crassula species Crassula
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 68 April 2024
Botanical Name Common Name
Cynodon dactlyon 'Bandera' Bandera Bermuda Turf
Dietes vegeta Fortnight Lily
Echium fastuosum Pride of Maderia
Encelia californica California Encelia
Encelia farinose Brittlebrush
Euonymus species Euonymus
Feijoa sellowiana Pineapple Guava Festuca species Fescue
Festuca Aquawise 'Sportsclub Mix' Aquawise Sports Turf
Festuca 'Marathon II' Dwarf Tall Fescue
Ficus pumila Creeping Fig
Grevillea ‘Noellii’ Noel Grevillea
Grewia occidentalis Lavender Starflower
Helichrysum petiolare 'Limelight' Limelight Licorice Plant
Hesperaloe species Red Yucca
Heteromeles arbutifolia Toyon
Ilex species Holly
Lantana species Lantana
Leucophyllum species Texas Ranger
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Ligustrum japonicum 'Texanum' Texas Privet
Limonium perezii Seafoam Statice
Mahonia aquifolium Oregon Grape Mimulus cardinalis Scarlet Monkeyflower
Muhlenbergia rigens Deergrass
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Myrtus communis Myrtle
Nassella pulchra Purple Needle Grass
Nephrolepis cordifolia Sword Fern
Phormium species New Zealand Flax
Paspalum vaginatum 'Seashore' Aloha Seashore Paspalum
Phyla nodiflora 'Campagna Verde' Kurapia S1 Phyla nodiflora Kurapia
Pittosporum crassifolium 'Compactum' Evergreen Pittosporum
Pittosporum tobira 'Wheeler's Dwarf' Wheeler’s Dwarf Pittosporum
Podocarpus 'Icee Blue' (Columnar) Icee-Blue Yellow-Wood
Podocarpus macrophyllus 'Maki' Shrubby Yew Pine
Portulacaria afra Elephant's Food
Prunus caroliniana Carolina Cherry
Pyracantha species Firethorn
Rhaphiolepis indica Indian Hawthorn
Rhaphiolepis umbellata 'Minor' Dwarf Yedda Hawthorne
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 69 April 2024
Botanical Name Common Name
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosmarinus species Rosemary
Salvia apiana White Sage
Scaevola 'Mauve Clusters'
Strelitzia nicolai Giant Bird of Paradise
Strelitzia reginae Bird of Paradise
Tecoma species Esperanza
Tecomaria capensis Cape Honeysuckle
Thuja occidentalis 'Degroots Spire' Degroots Spire Arbovitae
Trachelospermum jasminoides Star Jasmine
Tulbaghia violacea Sweet Garlic
Westringia fruticosa 'Mundi' Low Coast Rosemary
Wisteria sinensis Chinese Wisteria
Turf
Festuca Aquawise Sportclub Mix (from seed) Sports Field Fescue Mix
Dwarf Tall Fescue (sod) Marathon II
Cynodon dactylon ‘Bandera’ Bandera Bermuda Grass
Hydroseed Application
Acmispon americanus Purshing's lotus Acmispon heermannii Heerman's lotus Cryptantha intermedia Common cryptantha Eschscholzia californica Coastal California Poppy Helianthemum scoparium Sun Rose Lasthenia gracilis California Goldfields Lupinus bicolor Miniature Lupine Sisyrinchium bellum Blue Eyed Grass Corethrogyne filaginifolia Sand Aster Encelia farinosa California Encelia
Ericameria palmeri Palmer's goldenbush
Eriophyllum confertiflorum Golden Yarrow
Galium angustifolium Narrow leaved bedstraw
Hazardia squarrosa Sawtooth goldenbush
Hemizonia fasciculata Common Tarplant
Isocoma menziesii Menzies’ goldenbush
Iva hayesiana San Diego Marsh Elder
Lasthenia californica Dwarf goldfields Lupinus excubitus Grape soda lupine Viguiera laciniata San Diego Sunflower
Note: Refer to Attachment A – Village 8 East Approved Plant List for BMZ 2 plant palette applicable to 30 -
foot vegetation thinning zone at perimeter of the P-2 Community Park.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 70 April 2024
VII. Community Purpose Facilities
Community purpose facilities are defined in Chula Vista Municipal Code 19.48 PC –
Planned Community Zone, with uses and development standards defined in the Village 8
East PC District Regulations. A portion of the Village 8 CPF obligation is satisfied through
the provision of an on-site CPF site. The balance of the Village 8 CPF obligation is pursuant
to a separate agreement between the Applicant and the City of Chula Vista.
The 1.2-acre CPF-1 site is a Private Recreation Facility (“PRF”) located at the southern
portion of Village 8 East and is planned to provide recreational amenities with view and
trail access to the Otay River Valley and the P-2 Community Park. The CPF-1 facility will
be privately maintained by the HOA. The facility creates a focal point in the village and is
connected through the village pedestrian circulation system. The CPF-1 facility will be
designed to complement the surrounding neighborhood and amenities will be tailored to
the specific needs of the neighborhood. The concept plan for the CPF-1 site is provided
below and represents one design; however, the concept plan may be modified during final
design.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 71 April 2024
Exhibit 41: CPF-1 Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 72 April 2024
VIII. Wall and Fence Concepts
The Ranch-wide theme will be maintained through a comprehensive system of walls
and fences. Walls at the Village entry will be designed to accent the entries and establish
the European inspired architectural character. Entry monumentation and architectural
walls will be comprised of a light stucco finish and will provide screening, sound
attenuation, security and neighborhood identity. Community perimeter walls will be
constructed of integral color concrete block. An enhanced wall design may be
implemented at key locations within the village core and at community entries. Wall type
and location to be determined during the Development Plan Review process.
A. Community Walls
The following represents the conceptual community wall details. The final materials, colors
and details to be determined during preparation of the Landscape Master Plan.
6’ Perimeter View Fence
(Exterior View)
6’ Perimeter Wall
(Side Yard Conditions)
Exhibit 42: Community Wall Details
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 73 April 2024
B. Community Fencing
The following represents the conceptual community fencing details. The final materials,
colors and details to be determined during preparation of the Landscape Master Plan and
preparation of Design Review plans.
Production Tubular Steel Fence (Perimeter
Conditions)
5’6” Vinyl Fence (Side Yard Condition)
Exhibit 43: Community Fencing Details
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 74 April 2024
5’6” Production Wood Fence (Side Yard
Condition)
5’6” Fire Retardant Wood Fence Return (Side
Yard Condition)
48” High Trail Fencing (Trail & Preserve
Edge Conditions)
Exhibit 42: Community Fencing Details (Continued)
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 75 April 2024
C. Retaining Walls
The project includes both interior and perimeter retaining walls. Interior retaining walls
will be compatible in color and materials with the freestanding community walls described
above. The final materials, colors and details to be determined during preparation of the
Landscape Master Plan. MSE walls located along the southern perimeter of the project, will
be constructed of Belgard Diamond Pro Stone Cut materials in a 3 -color blend (Toscana,
Bella and Montecito), as depicted below. The 3-color blend was chosen to blend with the
natural setting and minimize the appearance of the walls from the Otay Valley Regional
Park.
IX. Lighting Concepts
The village lighting design concept focuses on the quality of light along specific corridors
and areas. Light standards must have a distinctive character to relate to the corridors
they serve. Lighting along pedestrian corridors must be human in scale, closer spaced
and lower than is typically found on an urban street. Light standards should be
manufactured of high-quality materials that are visually pleasing. The base, pole and light
fixture must be attractive and suitable to the design theme of the village. Street light and
Village Pathway fixtures, within the Village Core, shown below are conceptual. Final
fixture design will be determined in the Village 8 East Master Precise Plan. The objectives
for exterior lighting are as follows:
❖ To contribute to the safe and efficient use of all public and private areas in
the village.
❖ To increase the perception of personal and property safety.
❖ To complement and reinforce the architectural and landscape character
of public and private spaces.
❖ To contribute to the ease of way finding through the village.
❖ To meet all applicable public and environmental standards, including energy
conservation.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 76 April 2024
❖ To provide a consistent quality of lighting throughout the village.
❖ To avoid adverse impacts such as excessive glare and light spill.
❖ To reinforce the identity of each component of the village, including private
and public space improvements.
❖ To avoid adverse impacts to sensitive biological resources within the adjacent
Otay Ranch Preserve by directing light away from Preserve areas through the
placement and shielding of light fixtures.
❖ Special accent lighting may be proposed within the Village Core commercial
uses, parks and the CPF site (See Exhibit 43). Special accent lighting may
include architectural, pathway and/or lighting on signage. All special accent
lighting proposed within the 100’ Preserve Edge must be shielded and directed
away from the Preserve to minimize/avoid light spillage into Preserve areas.
Detailed lighting plans and photometric analyses will be provided at the
improvement/site plan level, as appropriate.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 77 April 2024
Exhibit 43: Lighting Concept Plan
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 78 April 2024
A. Public Park Lighting
Public parks may include lighting of sports fields and courts. Pathway/sidewalk, parking
lot and architectural lighting may also occur within public parks. As determined during
the park master plan process, sport court and field lighting may be provided to
accommodate night-time use of sports fields and courts. Light fixtures must be shielded to
minimize light spillage into Preserve areas and other adjacent land uses. Final lighting
design and specific lighting fixtures and lamps will be determined during the park master
planning process and preparation of park construction budgets.
Note: Lighting within the Community Park and along the Community Park Entry Road and Community Park
Trail is subject to MSCP Adjacency Guidelines and EIR Mitigation Measures. Special accent lighting to be
determined in conjunction with improvement/site plans and must be accompanied by a photometrics analysis
demonstrating light spillage into the MSCP is avoided to the greatest extent possible.
B. Village Core Street Lighting
Special street lights will be placed in an alternating pattern in the median and parkways
along Savoria Parkway to minimize impacts to pedestrian circulation and planting areas.
Pedestrian-scaled light may be provided along the Village Pathway.
1. Street Lights
Street Light Pole: Concrete, approximately 22 feet tall for street lights and painted
metal theme character.
Fixture Type: Street lights – Standard “Cobra Style” with cut-off shield for street light;
concrete pole; reduced arm length.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 79 April 2024
2. Pathway Lights
Pathway lights: Design and color complimentary to the Village design theme.
Lamp Type: LED Lamp
All light fixtures, including trail lighting (if any) located adjacent to Preserve Open Space
areas shall include shields to direct light away for Preserve areas.
C. Parking Lot Lighting
Parking lot lighting is to be consistent throughout the village, in terms of fixture height,
spacing, light source and performance characteristics. Fixture style may differ between
projects. Parking lots should be adequately lit with pole mounted fixtures. Parking lot
lighting adjacent to residential uses should be located to minimize light intrusion and be
adequately shielded.
Pole: Painted metal, 20 feet tall, triangularly spaced.
Fixture Type: Single or double mount, full cut-off fixtures.
Lamp Type: LED Lamp
Note: Light fixtures presented for thematic design only. Final fixtures to be determined during final design.
Exhibit 444: Conceptual Light Fixtures
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 80 April 2024
X. Village Core Design Concept
The unique character intended within the Village Core precludes the use of fixed or
mandated design solutions. Instead, the critical elements of the Village Core, general
character statements and identification of important design and site planning features are
utilized to create a high-quality setting.
The following design guidelines are not standards or requirements but rather provide
design guidance for the creation of Village Core parcels with a mix of uses or single uses.
It is important to provide design flexibility to respond to changing market conditions that
may occur between initial project planning and final site planning.
A vibrant, walkable community provides residents with the opportunity to shop, work and
enjoy entertainment and services close to their homes. The Village Core provides a location
for these activities by allowing a mix of retail, commercial and residential uses in a
pedestrian-focused urban environment. In a pedestrian scaled urban environment, the
relationship of the buildings to the street plays the primary role in defining public
pedestrian spaces including sidewalks, plazas and courtyards. These outdoor settings
provide a comfortable, pedestrian atmosphere and activate the overall street scene for
aesthetic, pedestrian and commercial interest.
A Village Core Master Precise Plan will be prepared subsequent to this SPA/Design Plan
approval. The Master Precise Plan will expand on the design concepts and themes of this
document and provide more detailed guidelines for architecture, signage, lighting, street
furnishings and landscape.
A. Village Design Features
This section highlights important features that contribute to the creation of a quality village
core and provides guidelines to inform merchant builder submittals to the Master
Developer. Characteristics contributing to a successful Village Core include consideration
of the following:
❖ Buildings define the street edge, public plazas and pedestrian spaces to create
quality pedestrian environments and opportunities for seating, dining and social
gathering.
❖ Building facades include variety and spontaneity that activate the pedestrian
experience.
❖ Building entries and common areas remain the primary emphasis of the public
street elevation while parking is located to the side and rear of buildings to
minimize the visual impact of parking lots on the public streetscape.
❖ Building and site design anticipates and accommodates pedestrian and vehicle
circulation to reduce traffic impacts on neighboring streets and jointly optimize
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 81 April 2024
pedestrians and vehicles.
❖ Individual entries for commercial spaces and shops appropriately define each
interior unit to create individuality and uniqueness.
❖ Building mass and differentiation of roof forms, materials, color and apparent
floor heights reduce building bulk and create variety within the building façade.
❖ Enhanced architecture on all four sides conveys high quality design.
❖ Building and site design promote connections between indoor and outdoor
spaces.
❖ Massing and architectural elements define street corners for Pedestrian-
Oriented Streets and primary building entries.
B. Site Planning and Pedestrian Orientation
The character of the Village Core will be established by the site design and placement of
high-density residential and potentially commercial buildings with a mix of uses that form
the streetscape, define pedestrian pathways, and establish urban spaces. Within the Village
Core, individual parcels may be designed with a single use or multiple uses, as permitted
in the Village 8 East Planned District Regulations. See Exhibit 45: Village Site Planning
Concept for a conceptual representation of how site design may be implemented in the
Village, with a more detailed focus in the Village Core area.
Providing a variety in building type and form will foster the vertical and horizontal mixed-
use nature of the Village Core to provide a range of residential, retail, commercial and
neighborhood serving uses. The following should be considered:
❖ Orient larger buildings and tenant entries toward the pedestrian-oriented street
frontage, whenever possible.
❖ Where pedestrian-oriented building placement is not possible or desirable based on
grade considerations or potential noise impacts, design building form to be visually
interesting and present a unified architectural theme for the Village Core.
❖ Parking or utilities areas may be sited adjacent to noise generating uses (i.e., SR-125)
to provide a buffer.
❖ Arrange buildings to create connective outdoor pedestrian spaces including paseos,
courtyards, plazas, squares, eating areas, arcades and/or usable open spaces with a
strong relationship to the public streets.
❖ Site buildings to define pedestrian-oriented streets and scale the street scene.
❖ Design open areas that are large enough to be useable but not so large they appear
empty or deserted.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 82 April 2024
Exhibit 45: Village Site Planning Concept
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
Otay Ranch Village 8 East Village Design Plan
Page 83 April 2024
❖ Design pedestrian and vehicular circulation routes that are intuitive, well-defined and
easily discernible for appropriate and functional and safe maneuverability and
activity levels.
❖ Provide well-planned pedestrian linkages that are as direct as possible between key
sites such as the neighborhood park, schools, and the CPF site that support
walkability and the economic viability of the Village Core.
C. Building and Roof Form
Architectural building and roof forms greatly impact how light strikes and frames the
building, having a significant impact on how the space is perceived in the pedestrian
environment. The following elements should be considered to facilitate and create dynamic
interrelationships between light, depth and place along the streetscape and within other
pedestrian spaces:
❖ Buildings that include courtyards, plazas and other usable pedestrian spaces are
encouraged.
❖ Provide pedestrian paseos or sidewalks on each block to connect parking areas to the
street/commercial frontage, where feasible.
❖ Design building forms to be aesthetically pleasing and well-proportioned, resulting
in a balanced composition of elements along public streets.
❖ Layer wall planes and volumes to provide a rhythm of dynamic building forms and
shadows.
❖ Provide massing elements at major corners, project entries, building entries,
pedestrian nodes or major pedestrian-oriented street intersections.
❖ Incorporate elements that enhance publicly visible frontages to provide architectural
relief. Two of the following elements should be considered:
• Planter walls
• Seating opportunities
• Accent or festive lighting
• Focal objects (water, murals, sculpture, topiary)
• Outdoor dining spaces
• Awnings
• Building overhangs
• Bay windows
• Openings and entry ways
❖ Design roofs for functionality while enhancing or complementing the overall
architectural design of the building.
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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Page 84 April 2024
❖ Integrate form, materials, fascia and/or cornice elements into the overall design
vocabulary, where appropriate.
❖ When used, create contiguous parapets and incorporate them into side/rear elevation
returns.
❖ Use roof forms to screen mechanical equipment from public view to the greatest
extent possible.
❖ Encourage the use of cool roofs, photovoltaics, or other energy saving materials and
features.
❖ Design roof decks to activate the street and consider privacy of residents, as
applicable.
D. Facade Treatments
The following should be considered to facilitate the creation of interesting and attractive
façade treatments:
❖ Articulate buildings and/or provide architectural detailing along public streets
to enhance pedestrian scaling and visual interest along the pedestrian-oriented
streetscapes and internal private streets.
❖ Avoid monolithic buildings of singular form, height, wall plane or materials
visible to the public to the greatest extent possible. When buildings of a single
form and height are used, consider articulating the building with layered wall
planes, banding, architectural details and/or materials.
❖ Use projections, overhangs, recesses, banding and other architectural details to
provide shadow, articulation, and scale to building elevations as appropriate to
the architectural style.
❖ Avoid identical architectural appearance or use of the same materials or color
palette in the design of adjacent buildings containing a mix of uses unless
mirrored architecture is an integral feature of the project design vocabulary.
❖ Incorporate façade design techniques to enhance building architecture and
reduce overall mass. Two of the following design techniques should be
considered:
• Color change/color variation
• Combination of different exterior materials
• Change in textures
• Vertical/horizontal wall plane projections/recesses
• Variation of roofline (height or form)
• Architectural elements significantly different from main building in
mass or height
• Projections
• Balconies
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• Window groupings or treatment
❖ Express a unified design for all elevations of a single building visible from a
public street or pedestrian space; however, elements and materials are not
required to wrap the building on elevations that are not visible to the public.
❖ Enhance entries through massing, articulation architectural design elements,
and/or signage.
❖ Where appropriate, utilize glass at the ground level.
E. Mechanical Equipment, Service, Waste, and Utility Areas
Due to the strong emphasis on pedestrian activity within the Village Core, location and
screening of unsightly service and utility areas is critical to ensuring the creation of a
comfortable pedestrian atmosphere. The placement of service and utility areas and
equipment are subject to City standards. The following should be considered in the
location and design of mechanical equipment, utilities, service and loading areas and waste
collection facilities:
❖ Provide appropriate loading and service areas for each building/tenant.
❖ Locate above-ground equipment, outdoor storage, trash/recycling storage, and
loading and service areas on lanes, to the side or rear of the building, or within
parking areas or structures. The precise location of trash/recycling storage
area(s) to be included on the site plan.
❖ Shield loading, service, and storage areas with walls, berms or landscaping to
limit visibility from public streets or pedestrian spaces, as feasible.
❖ Integrate screening of mechanical equipment, waste enclosures, service areas
and other service-oriented building necessities into the site and building design.
❖ Incorporate similar colors and materials as the principal building into the design
of the screening, enclosures and/or service buildings.
❖ Locate waste containers away from the public rights-of-way of pedestrian-
oriented streets, building entries, and pedestrian spaces and screen from public
view to the greatest extent feasible.
❖ Screen all roof-mounted equipment from public view with parapets, screen
walls, fencing, equipment wells, structural enclosures or similar features.
❖ Install exterior, on-site utilities underground, where feasible. For utilities
required to be above ground, screen and incorporate into the landscaping to the
greatest extent possible.
❖ Mount electrical equipment onto the interior of a building whenever practical.
When interior mounting is impractical, screen electrical equipment from public
view with walls, berms, or landscaping.
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F. Landscaping Design Guidelines
Design landscape and open space areas to be an integral part of the overall site plan
design, with a style and amenity level consistent with the surrounding environment and
preserve edge.
❖ Utilize a plant palette that maximizes visibility, while providing a positive
pedestrian experience and includes canopy or accent trees, low shrubs and ground
covers. Turf is prohibited as a ground cover, except as permitted per City
standards.
❖ Use of urban landscape forms such as raised planters, containers, tree grates, and
green walls is encouraged.
❖ Utilize consistent tree planting patterns. Trees shall be limbed up to 8 feet minimum
in pedestrian areas and 13’6” in vehicular areas.
❖ Incorporate social spaces with outdoor seating areas and sidewalk cafes fronting
pedestrian-oriented streets.
❖ Changes in paving texture, color or material in access areas, pedestrian spaces or
along internal pathways are encouraged.
❖ Include focal elements such as specimen plantings, water features or public art.
❖ Street tree planting must comply with the City of Chula Vista Shade Tree Policy
Number 576-19. The objective is to maximize shade cover to the greatest extent
possible.
❖ Landscaping should reinforce the urban character of the area and reflect ordered,
formal plantings rather than random, natural appearing materials. Trees should
be incorporated into the pedestrian path, planted flush to ground level with
overhead branches to create overhead canopies.
G. Surface Parking Area Landscape Guidelines
❖ Provide parking in surface lots, parking structures, below grading parking
garages, podium parking or any combination of these.
❖ Utilize shared parking to the maximum amount feasible to reduce areas devoted
to parking.
❖ Generally located surface parking lots, podium parking and above-ground
structured parking behind or to the side of buildings to reduce their frontage on
pedestrian-oriented streets. It is understood that some parking frontage along
pedestrian-oriented streets is necessary for circulation functionality.
❖ Subterranean parking garages that encroach into public rights-of-way are
subject to City Engineer approval and shall require an encroachment
permit/agreement. Enhanced street construction may be required and utility
coordination is necessary.
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❖ Surface parking lots should be landscaped and maintained with a combination
of trees, shrubs and groundcover.
❖ Trees should be distributed throughout the surface parking area.
❖ Shade trees must be provided for all new parking lots that will achieve 50%
canopy cover over the parking stall areas five to 15 years after planting,
pursuant to Chula Vista Shade Tree Policy Number 576-19 (May 22, 2012).
H. Lighting, Signing and Street Furnishings
❖ The Village Core commercial retail street should be well lit to encourage
evening use. Street lighting fixtures should relate to the pedestrian scale.
❖ Architectural accent lighting is encouraged.
❖ Illumination of walkway/trail connections should be provided through the use
of low intensity fixtures for safety and comfort. The lighting pattern and
intensity should become more intense at path intersections and vehicular
crossings.
❖ Within building groups, architectural and accent lighting should be indirect and
subtle. Increased lighting levels should highlight pedestrian areas to clearly
define the pedestrian path. Service area lighting should be contained within the
service area boundaries/enclosure. Lighting should be designed to minimize
glare and intrusion into neighboring land uses.
❖ Thematic street furnishings are provided below; however, final street furnishing
selections shall be made during preparation of street improvement plans (for
furnishings within the public right-of-way and/or during site plan preparation
for parcels within the Village Core.
❖ A Village Core Planned Sign Program will be developed to establish design
parameters for signage within the Village Core. Signage should inform and
direct but not dominate the visual character of the area.
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Exhibit 46: Conceptual Street Furnishings
UNIVERSITY VILLAGES SECTIONAL PLANNING AREA PLAN
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XI. Multi-Family Residential Design Guidelines
The following design guidelines are not standards or requirements, but rather provide
guidance for the design of multi-family parcels. Multi-family residential neighborhoods
are intended to be much like small villages. Each neighborhood should be cohesively
designed, using a blend of building types, complementary architectural styles and a
tastefully balanced palette of colors and materials to provide subtle contrast for diversity
and variation within each neighborhood. A variety of housing types and building
configuration/types can be provided within the same attached multi-family residential
community.
A. Design Fundamentals
Quality attached residential neighborhoods generally follow these design fundamentals:
❖ Common buildings, facilities or open spaces serve as focal points for the
neighborhoods.
❖ Building entries and common areas, not parking, should be the primary
emphasis of the public street elevation.
❖ Individual entries define each unit appropriate to the building form.
❖ Building mass and differentiation of roof forms reduce the apparent building
bulk and define common and pedestrian spaces.
❖ Color and material changes define architectural styles, highlight massing
differentiation and create diversity between buildings.
❖ Enhanced architecture on all publicly visible elevations conveys high quality
design.
❖ Architecture on all publicly visible elevations conveys high quality design.
❖ Connections between indoor and outdoor spaces are enhanced in building and
site design.
❖ All buildings, common facilities, maintenance structures, and service area
enclosures express compatible architectural style, color, and materials.
B. Neighborhood Design Guidelines
The design of multi-family neighborhoods should focus on two primary placemaking
goals:
1. Creating active architectural edges facing Pedestrian-Oriented Public Streets to support
an engaging and walkable village, and
2. Creating a livable neighborhood setting internal to the parcel in a manner that supports
a neighborhood identity.
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The following neighborhood design guidelines, as illustrated in Exhibit 47, apply to
residential parcels within the RM-1 and RM-2 zoning districts with the intent to achieve
the placemaking goals of Village 8 East.
Design residential products and the site plan to enable front doors and/or active architecture
as the predominant features facing Pedestrian-Oriented Public Streets.
❖ Orient front doors, porches, stoops, courtyards (private or shared), cluster access,
balconies, primary windows, massing offsets, or similar active architectural
features toward Pedestrian-Oriented Public Streets.
❖ Variation in massing, rooflines or forms, building heights, wall planes, or
plotting of color and/or architectural style facing Pedestrian-Oriented Public
Streets is encouraged.
❖ Pedestrian pathways are encouraged to provide connections through the
neighborhood (direct or indirect) that connect to the Pedestrian-Oriented Public
Streets.
❖ Carefully design fencing along public streets to maintain walkability and
neighborhood engagement. Perimeter fences or walls adjacent to Pedestrian-
Oriented Public Streets are discouraged where the street setback is less than 6
feet unless walls are required for sound attenuation.
Design neighborhoods to have a fine grain texture through mixing of products and
architectural design that creates interest and variation of the streetscape.
❖ Parcels or projects (two parcels planned together) are encouraged to include two
or more product types into a cohesive site plan.
❖ Products should be differentiated by lifestyle, price point, or unit types.
❖ Residential products should be designed to have massing, building height, and
color variation that set them apart from each other in an architecturally
compatible manner.
❖ Lower scale buildings or massing elements should be plotted along the
Pedestrian-Oriented Public Streets and village edges wherever feasible.
❖ Pedestrian walkways should be integrated into the site plan to create internal
neighborhood circulation is encouraged and can be counted as CUOS when
minimum dimensions are met.
Parcel or projects should feature a Private Drive as the primary circulation and central
organizing feature to support wayfinding and livability of each neighborhood.
❖ The Private Drive should be extended further into the parcel/project than the
neighborhood entry statement.
❖ Private Drive Aisles should not be the primary circulation feature in a
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parcel/project.
❖ The majority of Private Drive Aisles should take access from a Private Drive
(See Exhibit 48: Conceptual Private Drive).
❖ The majority of garages should take access from a Private Drive Aisle.
❖ Front doors and active architecture are encouraged to face or front on the Private
Drive.
❖ Large CUOS features should be visible and accessed from a Private Drive.
CUOS is encouraged to be designed as a central gathering space shared among
products, or as a sequence of CUOS spaces distributed throughout the
neighborhood.
❖ When multiple products are mixed in a neighborhood, combined central CUOS
is encouraged.
❖ Where central or combined larger open spaces is not feasible, CUOS is
encouraged to be designed as a sequence of meaningful spaces that create
gathering and livability options for residents.
❖ Consistent with the PC District Regulations, CUOS is not required to be
allocated to separate product areas.
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Exhibit 47: Conceptual Neighborhood Design
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Note: The Private Drive diagram is conceptual and parking on one side is optional.
Exhibit 48: Conceptual Private Drive
B. Site Planning and Building Plotting
Site planning and building placement play an important role in reinforcing the small village
feel by defining the common areas that unify the community. The following should be
considered in site planning and building placement:
❖ Orient buildings to provide a front door presence along the pedestrian-oriented
streets. Internally, orient buildings toward private streets, common open space areas
and major pathways whenever possible.
❖ Create a sense of arrival at major vehicular and pedestrian entries through
landscaping, location of common areas and/or placement and design of common
buildings.
❖ Design pedestrian and vehicular circulation routes that are intuitive, well-defined
and easily discernible for appropriate and functional maneuverability, safety and
activity levels.
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❖ Emphasize a front door presence along the pedestrian-oriented streets, pedestrian
access and connections to public sidewalks, trails, open space systems and adjacent
neighborhoods to avoid creating a walled enclave.
❖ Arrange buildings to define common areas in centralized and convenient locations.
❖ Design open areas which are usable for a variety of purposes and are sized
appropriately for the neighborhood.
❖ When surface parking or carports are utilized, minimize large parking areas through
thoughtful building placement and site design.
❖ Where appropriate, provide architectural treatments, structures and/or landscaping
that shelters pedestrian walkways, such as arbors or pergolas.
❖ Integrate non-residential uses (where permitted or located in adjacent parcels) into
the community in a manner that preserves the residential character.
❖ Design private and common open spaces areas in attached residential developments
to substantially confirm to the City’s Multi-Family Open Space Guidelines, except
as modified in the PC District Regulations.
C. Form and Massing
Massing and roof forms play an important role in establishing variation along the skyline
and distinguishing individual units, common areas, and primary entries. The following
should be considered to create dynamic interrelations of light, depth and place along the
streetscape, within common areas and along internal pathways:
❖ Minimize blank, singular planes oriented toward public views unless it is true to
the architectural style. Provide enhanced elevations on all sides of the building
visible from streets, lanes, common areas, and other public and common spaces by
incorporating architectural elements similar to those found on the front elevation.
❖ Consider intended styles in conjunction with the development of building plans,
massing forms, architectural elements, details and colors.
❖ Carefully consider the building massing, materials, details and color in developing
the architectural character of the project.
❖ Design buildings to define outdoor spaces with floor plans that have a logical and
functional relationship between indoor and outdoor spaces.
❖ Articulate roof lines to express a variety of conditions to minimize the visual
impact of repetitious flat planes, building mass and similar ridge heights.
❖ Provide vertical roof plane breaks, changes in building/ridge height or other accent
roof forms as appropriate to style.
❖ Use a variety of front-to-rear and side-to-side gables, hipped roofs, and/or the
introduction of articulated stories.
❖ Integrate form, materials, fascia and/or cornice elements into the overall design
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vocabulary.
❖ Encourage the use of cool roofs, photovoltaics or other energy saving materials
and features.
D. Facade Elements
Façade treatments play an important role in defining individual units and reinforcing the
overall design character of the neighborhood. Typically, the location of windows and
doorways are determined by the practical considerations of room layout, furniture
placement, views and privacy. Design emphasis here is of particular concern as windows
and doors play an important role in the exteri or architectural character of buildings.
Materials and colors help to reduce overall mass and provide visual interest.
❖ Use entries to create an initial impression, locate and frame the doorway, and act
as an interface between public and private spaces.
❖ Wherever possible, orient front doors and provide access toward the pedestrian-
oriented street, internal private street or entry courtyard.
❖ Incorporate appropriate roof elements, columns, feature windows and/or
architectural forms in the entry statement to emphasize the building character and
the location of individual doorways as appropriate to building configuration.
❖ Within the appropriate style requirements, group and coordinate windows with
other design elements to create a composition and order.
❖ Where appropriate to style, building configuration and window form use of multi-
paned windows is encouraged.
❖ Use appropriate scale and proportion typical of the architectural style in window
and door design to strengthen the elevation style.
❖ Use color, materials, windows, doors and architectural details to provide variation
and articulation and avoid unrelieved, continuous walls.
E. Trash Enclosures, Utilities, and Service Areas
Since common utility and service areas can often create a nuisance, their design and
placement must be carefully considered. The design and placement of trash enclosures,
utilities and serves areas is subject to City standards. The following guidelines are intended
to reduce the impact of service and utility areas on the community:
❖ Provide an adequate number of enclosures to accommodate the volume and types
of refuse and recycling containers required by the local disposal company.
❖ Locate enclosures in a convenient area for the majority of residents.
❖ Minimize impact on adjacent residences and neighborhood developments by
keeping enclosures away from the parcel edges so that they are not visible from
the pedestrian-oriented streets.
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❖ Construct trash enclosures with substantial masonry walls in a style and wall finish
that is consistent with the overall architectural character of the development.
❖ Equip all trash enclosures with complementary gates of durable construction,
hinged to self- supporting steel posts.
F. Landscape Design
Street facing and street visible landscaping is most impactful to the community and will be
designed to adhere to the overall Village design theme. Design of landscape internal to the
site (common and private outdoor spaces) promotes multi-family livability. All guidelines
in this section are intended to be consistent with the Chula Vista Landscape Water
Conservation Ordinance, Chula Vista Design Manual and Landscape Manual. Interior
landscapes are encouraged to maintain the tranquil, courtyard style landscapes established
by the village design theme. The following landscape guidelines apply to the setbacks,
common areas and pathways of attached residential neighborhoods:
❖ Use planting to reinforce design patterns and serve as unifying elements.
❖ Utilize plant materials consisting of trees, shrubs and ground covers.
❖ Provide permanent irrigation systems for planting areas.
❖ Landscape street yard areas in a manner complimentary to the village streetscape
design.
❖ Design mailbox structures and trash/recycling enclosures to complement adjacent
residential homes.
❖ Locate utility boxes and equipment as unobtrusively as possible and screen with
landscaping, berms or fencing.
❖ Common open space areas may include amenities such as outdoor eating and
seating areas, play grounds, swimming pools and sport courts. Decorate water
features are permitted, subject to water budget calculations.
❖ Use trees to define streets, neighborhoods and corridors to accent entries and
landmarks.
❖ Avoid large expanses of asphalt paving, softening the appearance through the use
of landscaping where possible.
G. Plotting Examples
A broad range of residential product types are allowed and encouraged within the village
design theme. Home types may range from small lot detached units, multi-plex buildings
(duplex, triplex, etc.), cluster homes, townhomes, wrap buildings, podium buildings, or
other multi-family configurations. A broad range of typologies intentionally fosters a
vibrant village with multi-family variety that is adaptable to evolving architectural
technology, ingenuity, demographics and market economics. Exclusion of a product type,
garage configuration or vehicle storage solution from these guidelines or the PC District
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Regulations shall not be considered rationale for denying such a solution; only the
development standards of the PC District Regulations (density, height, street setback,
building separations) shall limit the types of configurations allowed in each Zoning
District.
The following plotting examples represent potential design solutions and plotting based
on the PC District Regulations; however, they do not limit product types, configurations
or other architectural solutions not represented.
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Example Multi-family detached home type: Alley Home
Alley-loaded detached configuration that orients front doors to the street, internal private
drive, and/or potentially a paseo or street frontage. Typically, three to four stories. May or
may not have a private yard; PUOS typically provided in a porch, balcony, or roof deck.
Appropriate in any Multi-family or Village Core zoning district.
Example home type/elevations for Alley Homes
Example plotting for Alley Homes
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Example Multi-family attached home type: Townhomes
Townhome attached configuration that is typically alley-loaded. Front doors orient toward
the street, internal private drive, and/or potentially a paseo or street frontage. Typically,
two to four stories. PUOS typically provided in a porch, balcony, or roof deck. Appropriate
in any Multi-family or Village Core zoning district.
Example home type/elevations for Townhomes
Example plotting for Townhomes
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Example Multi-family detached home type: Air Gap Homes
Detached configuration with a building code air gap between units, may be in duplex or
multi-plex buildings. Typically, alley loaded, however may be in a cluster configuration
with a variety of driveway lengths, or garages may load directly from a private street. May
be two to four stories in height. PUOS typically provided in a porch, balcony, or roof deck.
Appropriate in any Multi-family or Village Core zoning district.
Example home type/elevations for Air Gap Homes
Example plotting for Air Gap Homes
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Example Multi-family attached home type: Paseo Homes
Attached homes typically orienting front elevation and doors toward a shared paseo.
Typically, alley loaded, however may be in a cluster configuration. May be two to four
stories in height. PUOS typically provided in a porch, balcony, or roof deck. Typically,
higher-density home type, likely most appropriate in the RM-2 or Village Core zoning
district.
Example home type/elevations for Paseo Homes
Example plotting for Paseo Homes
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Example Multi-family detached home type: Cluster Homes
Configuration that may include detached homes in a cluster around a shared private drive
or parking court; may also include a combination of attached and detached homes in a
cluster. May include a variety of garage types including single car garages, two car garages,
and tandem garages. Typically three to four stories in height. May include use of zero lot
line to allow for private yards; PUOS typically provided in a porch, balcony, or roof deck.
Appropriate in any Multi-family or Village Core zoning district.
Example home type/elevations for Cluster Homes
Example plotting for Cluster Homes
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Example Multi-family attached home type: Motor Court Homes
Building configuration of attached homes with garages facing an interior motor court. May
include a variety of garage types including single car garages, two car garages, and tandem
garages. Allows for active architecture on three sides; plotting may include paseos or
common open space between buildings. Typically, three to four stories in height. PUOS
typically provided in a porch, balcony, or roof deck. Appropriate in any Multi-family or
Village Core zoning district.
Example home type/elevations for
Motorcourt Homes
Example plotting for Motorcourt Homes
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Example Multi-family attached home type: Interior Court Homes
Building configuration of attached homes with front doors facing an interior courtyard.
Garages are accessed from an alley or private drive. Typically, three to four stories in
height. PUOS typically provided in a porch, balcony, or roof deck. Appropriate in any
Multi-family or Village Core zoning district.
Example home type/elevations for
Interior Court Homes
Example plotting for Interior Court Homes
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Example Multi-family attached home type: Villa Homes
Building configuration of attached homes with garages accessed from an interior motor
court with upper floors enclosing the parking area. Front doors face out on two to three
sides of the building making the streetscape appear as a single large villa. Typically, three
to four stories in height. PUOS typically provided in a porch, balcony, or roof deck.
Appropriate in any Multi-family or Village Core zoning district.
Example home type/elevations for
Villa Homes
Example plotting for Villa Homes
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Example Multi-family attached home type: Courtyard Homes
Building configuration of attached homes with garages accessed from alleys or private
drives allowing front doors and PUOS to face an interior courtyard. May include a variety
of garage types including single car garages, two car garages, and tandem garages.
Typically, three to four stories in height. PUOS typically provided in a porch, balcony, or
roof deck. Appropriate in any Multi-family or Village Core zoning district.
Example home
type/elevations for
Courtyard Homes
Example plotting for Courtyard Homes
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Example Multi-family attached home type: Apartment Homes
Building configuration of attached apartment or condominium homes. Typically, parking
is provided separately from the unit in garaged, covered, or open parking spaces. Front
doors may be from the exterior of the building or interior corridors. Typically, three to five
stories in height. PUOS typically provided in a porch, balcony, or roof deck. Appropriate
in any Multi-family or Village Core zoning district based on density.
Example home
type/elevations for
Apartment Homes
Example plotting for Apartment Homes
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Example attached combined uses: Horizontal and/or Vertical Mixed-Use
Appropriate for the Village Core residential and non-residential uses may be configured in
a horizontal relationship that allows for shared parking (at-grade or structured). May be
configured in a variety of ways to create a horizontal mixed-use setting (single use
buildings next to each other) or a vertical mixed-use setting (retail ground floor on
residential buildings). Typically, three to five stories in height. PUOS typically provided
in a porch, balcony, or roof deck. Appropriate in the Village Core zoning district.
Example plotting for Mixed-Use Configurations
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XII. Crime Prevention through Environmental Design
Both safety and security are key components of a quality lifestyle. Proper design and
effective use of the built environment can reduce the fear and incidence of crime and
thereby improve the overall quality of life. Crime Prevention through Environmental
Design (CPTED) strategies and design objectives should be considered during the Design
Review process.
Attachment “A”
Approved Plant List
Page Intentionally Left Blank
112
Fuel Modification (Zone 0)
Trees Not Permitted
Shrubs, Ornamental Grasses & Ground Covers
Botanical Name Common Name FMZ Notes
Aeonium arboreum Tree Aeonium 0
Agapanthus africanus Lily-of-the-Nile 0
Ajuga reptans 'Burgundy Glow' Carpet Bugle 0
Armeria maratima Amie Thrift 0
Anigozanthos species Kangaroo Paw 0
Aloe species Aloe 0
Asparagus densiflorus 'Myers' Myers Asparagus 0
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush 0
Campanula portenschlagiana Dalmation Bellflower 0
Carex species Sedge 0
Carissa macrocarpa 'Green Carpet' Prostrate Natal Plum 0
Chondropetalum tectorum Cape Rush 0
Clivia miniata Kaffir Lily 0
Codiaeum variegatum 'Pictum' Croton 0
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster 0
Crassula species Crassula 0
Dianella species Flax Lily 0
Dymondia margaretae Dymondia 0
Encelia californica California Encelia 0
Euphorbia species Euphorbia 0
Festuca glauca 'Elijah Blue' Canyon Prince Wild Rye 0
Festuca rubra Creeping Red Fescue 0
Furcraea foetida ‘Mediopicta’ Variegated Mauritius Hemp 0
Hedera helix 'Needle Point' Dwarf English Ivy 0
Hemerocallis hybrids Daylily 0
Hesperaloe species Red Yucca 0
Lantana 'Spreading Yellow' Yellow Lantana 0
Lavendula species Lavender 0
Limonium perezii Seafoam Statice 0
Liriope muscari Big Blue Lily Turf 0
Lomandra hystrix Katie Belles 0
Festuca ‘Marathon II’ Dwarf Tall Fescue 0
Myoporum parvifolium 'Putah Creek' Creeping Myoporum 0
Ophiopogon japonicus Mondo Grass 0
Osteospermum fruticosum Trailing African Daisy 0
Paspalum vaginatum 'Aloha' Aloha Paspalum 0
Pelargonium peltatum Ivy Geranium 0
Phyla nodiflora Kurapia 0
Portulacaria afra Elephant's Food 0
113
Senecio mandraliscae Blue Chalksticks 0
Sisyrinchium bellum Blue Eyed Grass 0
Strelitzia reginae Bird of Paradise 0
Trachelospermum jasminoides Star Jasmine 0
Tradescantia pallida 'Purpurea' Purple Heart 0
Tulbaghia violacea Sweet Garlic 0
Verbena species Verbena 0
Vinca species Perwinkle 0
Zantedeschia aethiopica Common Calla 0
Fuel Modification (Zones 1 & 2)
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically compromising existing
Preserve vegetation. Notes provided below must be adhered to and planting must be implemented in accordance with the
Chula Vista Fire Department’s fuel modification guidelines summarized in the Village 8 East Fire Protection Plan.
Trees
Botanical Name Common Name FMZ Notes
Cercis occidentalis Western Redbud 1
Heteromeles arbutifolia Toyon * See Note 'A' below
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde 1
Platanus racemosa California Sycamore 1
Prosopis chilensis Chilean Mesquite 1
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry 1
Quercus agrifolia Coast Live Oak 1
Quercus engelmannii Englemann Oak 1
Rhus lancea African Sumac 1 See Note 'B' below
Shrubs, Cacti & Ground Covers
Botanical Name Common Name FMZ Notes
Agave attenuata Foxtail Agave 1
Atriplex semibacatta Berry Saltbush 1 & 2
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush 1 See Note 'C' below
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster 1
Encelia californica California Encelia 2
Encelia farinose Brittlebrush 1 & 2
Epilobium californicum California Fuschia 1 & 2
Epilobium canum California Fuschia 1 & 2
Galvezia speciosa 'Fire Cracker' Bush Snapdragon 2
Heteromeles arbutifolia Toyon * See Note 'A' below
Isomeris arborea Bladder Pod 2
Isocoma menziesii ‘ Manziesii’ Coast Goldenbush 2
Iva hayesiana San Diego Marsh Elder *
Limonium perezii Seafoam Statice 1
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Myoporum parvifolium 'Putah Creek' Creeping Myoporum 1
Nassella pulchra Purple Needle Grass 2
Opuntia littoralis Coastal Prickly Pear Cactus 2 See Note 'E' below
Opuntia oricola No Common Name 2 See Note 'E' below Phyla nodiflora Kurapia 1 Portulacria afra 'Minima' Elephant's Mat 2 Rhamnus crocea Redberry *
Rhus integrifolia Lemonade Berry *
Rhus ovata Sugarbush *
Salvia apiana White Sage 2 See Note 'F' below
Simmondsia chinensis Jojoba * See Note 'F' below
Trichostema lanatum Woolly Blue Curls *
Viguiera laciniata San Diego Sunflower 2
Yucca schidigera Mojave Yucca 1 & 2
Yucca whipplei Our Lord's Candle 1 & 2
Hydroseed Application
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically compromising existing
Preserve vegetation
Botanical Name Common Name FMZ Notes
Acmispon americanus Purshing's lotus 1
Acmispon heermannii Heerman's lotus 1
Cryptantha intermedia Common cryptantha 1
Eschscholzia californica Coastal California Poppy 1
Helianthemum scoparium Sun Rose 1
Lasthenia gracilis California Goldfields 1
Lupinus bicolor Miniature Lupine 1
Sisyrinchium bellum Blue Eyed Grass 1
Corethrogyne filaginifolia Sand Aster 2
Encelia farinosa California Encelia 2
Ericameria palmeri Palmer's goldenbush 2
Eriophyllum confertiflorum Golden Yarrow 2
Galium angustifolium Narrow leaved bedstraw 2
Hazardia squarrosa Sawtooth goldenbush 2
Hemizonia fasciculata Common Tarplant 2
Isocoma menziesii Menzies’ goldenbush 2
Iva hayesiana San Diego Marsh Elder *
Lasthenia californica Dwarf goldfields 2 Lupinus excubitus Grape soda lupine 2
Viguiera laciniata San Diego Sunflower 2
Fuel Modification Notes:
* Indicates larger shrubs that may be utilized in Zone 2, in cluster of no more than 400 SF
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A May be planted within Fuel Management Zone 1 up to 10% of the plant palette mix. No single mass shall exceed 400
sf. These shall be spaced such that the nearest shrub is no closer than the tallest shrub height (at maturity)
B Plant acceptable on a limited basis (Max. 30% of the area at the time of planting)
C Only local native shrub species will be utilized. No cultivars shall be permitted.
D Plant acceptable on a limited basis (Max. 30% of the area at the time of planting)
E Plants must be locally sourced
F May be planted in limited quantities and must be properly spaced
Parks and CPF Sites
Trees
Botanical Name Common Name Notes
Arbutus 'Marina' Marina Strawberry Tree
Brachychiton populneus Bottle Tree
Cassia leptophylla Gold Medallion Tree
Citrus species Citrus
Cupaniopsis anacardioides Carrotwood
Dracaena draco Dragon Tree
Eriobotrya deflexa Bronze Loquat
Geijera parviflora Australian Willow
Jacaranda mimisifolia Jacaranda
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Ligustrum lucidum Glossy Privet
Lophostemon confertus Brisbane Box
Magnolia grandiflora Magnolia
Metrosideros excelsa
New Zealand Christmas
Tree
Olea europea 'Willsonii' Fruitless Olive
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Quercus engelmannii Englemann Oak
Quercus ilex Holly Oak
Rhus lancea African Sumac
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Shrubs, Cacti, Ornamental Grasses & Ground Covers
Botanical Name Common Name Notes
Agave attenuata Foxtail Agave
Aloe species Aloe
Anigozanthos species Kangaroo Paw
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Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea species Bougainvillea
Callistemon citrinus 'Little John' Little John Bottlebrush
Carex species Sedge
Ceanothus cultivars Ceanothus
Chondropetalum tectorum Cape Rush
Cistus species Rockrose
Clematis species Evergreen Clematis Vine
Cordyline australis 'Atropurpurea' Bronze Dracena
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Crassula species Crassula
Cynodon dactlyon 'Bandera' Bandera Bermuda Turf
Dietes vegeta Fortnight Lily
Echium fastuosum Pride of Maderia
Encelia californica California Encelia
Encelia farinosa Brittlebrush
Euonymus species Euonymus
Feijoa sellowiana Pineapple Guava Festuca species Fescue
Festuca Aquawise 'Sportsclub Mix' Aquawise Sports Turf
Festuca 'Marathon II' Dwarf Tall Fescue
Ficus pumila Creeping Fig
Grevillea ‘Noellii’ Noel Grevillea
Grewia occidentalis Lavender Starflower
Helichrysum petiolare 'Limelight' Limelight Licorice Plant
Hesperaloe species Red Yucca
Heteromeles arbutifolia Toyon
Ilex species Holly
Lantana species Lantana
Leucophyllum species Texas Ranger
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Ligustrum japonicum 'Texanum' Texas Privet
Limonium perezii Statice
Mahonia aquifolium Oregon Grape Mimulus cardinalis Scarlet Monkeyflower
Muhlenbergia rigens Deergrass
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Myrtus communis Myrtle
Nassella pulchra Purple Needle Grass
Nephrolepis cordifolia Sword Fern
Phormium species New Zealand Flax
Paspalum vaginatum 'Seashore' Aloha Seashore Paspalum Phyla nodiflora 'Campagna Verde' Kurapia
Pittosporum crassifolium 'Compactum' Evergreen Pittosporum
Pittosporum tobira 'Wheeler's Dwarf' Dwarf Tobira
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Podocarpus 'Icee Blue' (Columnar) Icee-Blue Yellow-Wood
Podocarpus macrophyllus 'Maki' Shrubby Yew Pine
Portulcaria afra Elephant's Food Portulcaria afra 'Minima' Elephant's Mat
Prunus caroliniana Carolina Cherry
Pyracantha species Firethorn
Rhaphiolepis indica India Hawthorn
Rhaphiolepis umbellata 'Minor' Dwarf Yedda Hawthorne
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosmarinus species Rosemary
Salvia apiana White Sage
Scaevola 'Mauve Clusters' Mauve Clusters Pincushion Flower
Strelitzia nicolai Giant Bird of Paradise
Strelitzia reginae Bird of Paradise
Tecoma species Esperanza
Tecomaria capensis Cape Honeysuckle
Thuja occidentalis 'Degroots Spire' Degroots Spire Arbovitae
Trachelospermum jasminoides Star Jasmine
Tulbaghia violacea Sweet Garlic
Westringia fruticosa 'Mundi' Low Coast Rosemary
Wisteria sinensis Chinese Wisteria
Hydroseed Application
Plant and seed material should be locally sourced to the greatest extent possible to avoid genetically compromising existing
Preserve vegetation
Botanical Name Common Name Notes
Acmispon americanus Purshing's lotus
Acmispon heermannii Heerman's lotus
Cryptantha intermedia Common cryptantha
Eschscholzia californica Coastal California Poppy
Helianthemum scoparium Sun Rose
Lasthenia gracilis California Goldfields
Lupinus bicolor Miniature Lupine
Sisyrinchium bellum Blue Eyed Grass
Corethrogyne filaginifolia Sand Aster
Encelia farinosa California Encelia
Ericameria palmeri Palmer's goldenbush
Eriophyllum confertiflorum Golden Yarrow
Galium angustifolium Narrow leaved bedstraw
Hazardia squarrosa Sawtooth goldenbush
Hemizonia fasciculata Common Tarplant
Isocoma menziesii Menzies’ goldenbush
Ivy hayesiana San Diego Marsh Elder
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Lasthenia californica Dwarf goldfields Lupinus excubitus Grape soda lupine
Viguiera laciniata San Diego Sunflower
HOA Common Area, Interior Plant Material
Streets
Trees
Botanical Name Common Name
Arbutus 'Marina' Marina Strawberry Tree
Lagerstromia indica 'Natchez' Natchez Crape Myrtle
Lagerstromia indica 'Tuscarora' Tuscarora Crape Myrtle
Magnolia grandiflora Magnolia
Olea europea 'Willsonii' Fruitless Olive
Pyrus calleryana 'Aristocrat' Aristocrat Pear
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Tipuana tipu Tipu Tree
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Shrubs, Vines, Ornamental Grasses & Ground Covers
Botanical Name Common Name
Carissa macrocarpa ‘Boxwood Beauty’ Thornless Natal Plum
Clytostoma callistegiodes Violet Trumpet Vine
Cynodon dactlyon 'Bandera' Bandera Bermuda Turf
Dianella species Flax Lily
Distictus buccinatoria Blood-Red Trumpet Vine
Distictus 'Rivers' Royal Trumpet Vine
Festuca Aquawise 'Sportsclub Mix' Aquawise Sports Turf
Festuca 'Marathon II' Dwarf Tall Fescue
Ficus pumila Creeping Fig
Ipomoea acuminata 'Blue Dawn' Blue Dawn Morning Glory
Lantana 'Spreading Yellow' Yellow Lantana
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Mandevilla species Mandevilla Vine
Pandorea jasminoides 'Alba' White Bower Vine
Paspalum vaginatum 'Seashore' Aloha Seashore Paspalum
Phyla nodiflora 'Campagna Verde' Kurapia
Senecio mandraliscae Blue Chalk Sticks
Trachelospermum jasminoides Star Jasmine
Manufactured Slopes
Trees
Botanical Name Common Name
Arbutus 'Marina' Marina Strawberry Tree
Geijera parviflora Australian Willow
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Lophostemon confertus Brisbane Box
Metrosideros excelsa New Zealand Christmas
Tree
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde
Platanus racemosa California Sycamore
Prosopis chilensis Chilean Mesquite
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry
Quercus agrifolia Coast Live Oak
Rhus lancea African Sumac
Shrubs, Ornamental Grasses & Ground Covers
Botanical Name Common Name
Agave attenuata Foxtail Agave
Aloe species Aloe
Atriplex semibacatta Berry Saltbush
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea ‘Oo-La-La’ Prostrate Bougainvillea
Carissa macrocarpa 'Green Carpet' Prostrate Natal Plum
Ceanothus cultivars Ceanothus
Cistus species Rockrose
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Echium fastuosum Pride of Madeira
Encelia californica California Encelia
Heteromeles arbutifolia Toyon
Lantana 'Spreading Yellow' Yellow Lantana
Leymus condensatus 'Canyon Prince' Canyon Prince Wild Rye
Limonium perezii Statice
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Nassella pulchra Purple Needle Grass
Phormium species New Zealand Flax
Phyla nodiflora Kurapia
Portulcaria afra 'Minima' Elephant's Mat
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosmarinus officinalis 'Huntington Carpet' Prostrate Rosemary
Salvia apiana White Sage
Simmondsia chinensis Jojoba
Trachelospermum jasminoides Star Jasmine
Hydroseed Application
Botanical Name Common Name
Baileya multiradiata Desert Marigold
Camissonia cheiranthifolia Beach Evening Primrose
Encelia farinosa California Encelia
Eriophyllum confertiflorum Golden Yarrow
Eschscholzia californica California Poppy
Gaillardia pulchella Indian Blanket
Gazania splendens Gazania Splendens
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Lasthenia californica Dwarf goldfields
Limonium californicum Coastal Statice
Linaria maroccana Toad Flax
Lobularia maritima Sweet Alyssum
Lupinus excubitus Grape soda lupine
Verbena tenuisecta Moss Verbena
Viguiera laciniata San Diego Sunflower
Private Development Areas
Trees
Botanical Name Common Name
Albizia julibrissin ‘Rosea’ Silk Tree
Arbutus 'Marina' Marina Strawberry Tree
Bauhinia variegata Purple Orchid Tree
Betula pendula Europen White Birch
Brachychiton populneus Bottle Tree
Calodendrum capense Cape Chestnut
Cassia leptophylla Gold Medallion Tree
Chitalpa tashkentensis Chitalpa
Citrus species Citrus
Cupaniopsis anacardioides Carrotwood
Dracaena draco Dragon Tree
Eriobotrya deflexa Bronze Loquat
Geijera parviflora Australian Willow
Hesperaloe species Red Yucca
Jacaranda mimisifolia Jacaranda
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica 'Muskogee' Lavender Crape Myrtle
Lagerstromia indica 'Natchez' Natchez Crape Myrtle
Lagerstromia indica 'Tuscarora' Tuscarora Crape Myrtle
Laurus noblis 'Saratoga' Saratoga Sweet Bay
Lophostemon confertus Brisbane Box
Ligustrum lucidum Glossy Privet
Magnolia grandiflora Magnolia
Maytenus boaria Mayten Tree
Melaleuca nesophila Pink Melaleuca
Metrosideros excelsa
New Zealand Christmas
Tree
Olea europea 'Willsonii' Fruitless Olive
Parkinsonia x 'Desert Museum' Desert Museum Palo Verde
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Podocarpus gracilior Fern Pine
Prosopis chilensis Chilean Mesquite
Prunus caroliniana Carolina Cherry
Prunus ilicifolia 'ilicifolia' Hollyleaf Cherry
Pyrus calleryana 'Aristocrat' Aristocrat Pear
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Pyrus calleryana 'Chanticleer' Chanticleer Ornamental
Pear
Pyrus kawakamii (Espalier) Evergreen Pear
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Rhus lancea African Sumac
Robina pseudoacicia 'Purple Robe' Black Locust
Sapium sebiferum Chinese Tallow Tree
Schinus molle California Pepper Tree
Spathodea campanulata African Tulip Tree
Stenocarpus sinuatus Firewheel Tree
Tipuana tipu Tipu Tree
Tulbaghia violacea Sweet Garlic
Ulmus parvifolia 'Drake' Drake Evergreen Elm
Palm Trees
Botanical Name Common Name
Archontophoenix cunninghamiana King Palm
Ceratozamia hildae Bamboo Cycad
Chamadorea seifrizii Bamboo Palm
Chamaerops humilis 'Multi-Trunk' ** Mediterranean Fan Palm
Cycas revoluta Sago Palm
Howea forsteriana Kentia Palm
Neodypsis decaryi ** Triangle Palm
Phoenix dactylifera 'Medjool' ** Medjool Date Palm
Phoenix roebelenii Pigmy Date Palm
Rhapis excelsa Lady Palm
Syagrus romanzoffianum ** Queen Palm
Trachycarpus fortunei ** Windmill Palm
Zamia furfuracea Cardboard Palm
** Indicates large species of palm trees. These species of palm shall be no
closer than 10 feet to nearest structure roof line and to be maintained to
remove dead fronds and keep trunk skinned (smooth) with no accumulation
of dead material.
Shrubs & Vines
Botanical Name Common Name
Aeonium arboreum Tree Aeonium
Agapanthus africanus Lily-of-the-Nile
Agave species Century Plant
Anigozanthos species Kangaroo Paw
Aloe species Aloe
Antigonon leptopus Coral Vine
Asparagus densiflorus 'Myers' Myers Asparagus
Aspidistra elatior Cast Iron Plant
Azalea species Azalea
Bambusa multiplex 'Golden Godess' Golden Godess Bamboo
Bougainvillea species Bougainvillea
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Buxus species Boxwood
Calliandra haematocephala Pink Powder Puff
Callistemon citrinus 'Little John' Little John Bottlebrush
Ceanothus cultivars Ceanothus
Chondropetalum tectorum Cape Rush
Cistus species Rockrose
Clematis species Evergreen Clematis Vine
Clivia miniata Kaffir Lily
Clytostoma callistegiodes Violet Trumpet Vine
Codiaeum variegatum 'Pictum' Croton
Coleonema album White Breath of Heaven
Cordyline australis 'Atropurpurea' Bronze Dracena
Crassula species Crassula
Cuphea hyssophyla False Heather
Cyperus species Papyrus
Dietes vegeta Fortnight Lily
Distictus buccinatoria Blood-Red Trumpet Vine
Distictus 'Rivers' Royal Trumpet Vine
Echium fastuosum Pride of Madeira
Encelia californica California Encelia
Euonymus species Euonymus
Euphorbia species Euphorbia
Fatsia japonica Japanese Aralia
Feijoa sellowiana Pineapple Guava
Ficus pumila Creeping Fig
Furcraea foetida mediopicta Variegated Mauritius Hemp
Grevillea ‘Noellii’ Noel Grevillea
Grewia occidentalis Lavender Starflower
Helichrysum petiolare 'Limelight' Limelight Licorice Plant
Hemerocallis hybrids Daylily
Heteromeles arbutifolia Toyon
Ilex species Holly
Ipomoea acuminata 'Blue Dawn' Blue Dawn Morning Glory
Lantana species Lantana
Lavendula species Lavender
Leucophyllum species Texas Ranger
Ligustrum japonicum 'Texanum' Texas Privet
Limonium perezii Statice
Liriope muscari Big Blue Lily Turf
Macfadyena ungis-cati Cat's Claw
Mahonia aquifolium Oregon Grape
Mandevilla species Mandevilla Vine
Myrtus communis Myrtle
Nandina domestica Heavenly Bamboo
Nephrolepis cordifolia Sword Fern
Pandorea jasminoides 'Alba' White Bower Vine
Phormium species New Zealand Flax
Philodendron species Philodendron
Pittosporum crassifolium 'Compactum' Evergreen Pittosporum
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Pittosporum tobira 'Wheeler's Dwarf' Dwarf Tobira
Podocarpus 'Icee Blue' (Columnar) Icee-Blue Yellow-Wood
Podocarpus macrophyllus 'Maki' Shrubby Yew Pine
Portulcaria afra Elephant's Food
Prunus caroliniana Carolina Cherry
Pyracantha species Firethorn
Rhaphiolepis indica India Hawthorn
Rhaphiolepis umbellata 'Minor' Dwarf Yedda Hawthorne
Rhus integrifolia Lemonade Berry
Rhus ovata Sugarbush
Rosa species Rose
Rosmarinus species Rosemary
Salvia apiana White Sage
Sansevieria trifasciata Bowstring Hemp
Scaevola 'Mauve Clusters' Mauve Clusters Pincushion Flower
Shefflera species Scheffelera
Simmondsia chinensis Jojoba
Strelitzia nicolai Giant Bird of Paradise
Strelitzia reginae Bird of Paradise
Tecoma species Esperanza
Tecomaria capensis Cape Honeysuckle
Thuja occidentalis 'Degroots Spire' Degroots Spire Arbovitae
Wisteria sinensis Chinese Wisteria
Westringia fruticosa 'Mundi' Low Coast Rosemary
Yucca species Yucca
Zantedeschia aethiopica Common Calla
Ornamental Grasses
Botanical Name Common Name
Aristida pupurea Purple Three-Awn
Bouteoua gracilis Blond Ambition Grass
Carex species Sedge
Dianella species Flax Lily
Festuca glauca 'Elijah Blue' Canyon Prince Wild Rye
Festuca rubra Creeping Red Fescue
Leymus condensatus 'Canyon Prince' Blue Fescue
Lomandra hystrix Katie Belles
Muhlenbergia species Muhly Grass
Nassella pulchra Purple Needle Grass
Ophiopogon japonicus Mondo Grass
Pennisetum setaceum 'Sterile Green' Sterile Green Fountain
Grass
Sisyrinchium bellum Blue Eyed Grass
Sprawling Shrubs & Ground Covers
Botanical Name Common Name
Acacia redolens 'Desert Carpet' Prostrate Acacia
Ajuga reptans 'Burgandy Glow' Carpet Bugle
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Armeria maratima Amie Thrift
Atriplex semibacatta Berry Saltbush
Baccharis pilularis 'Pigeon Point' Dwarf Coyote Brush
Bougainvillea 'Oo-La-La' Prostrate Bougainvillea
Campanula portenschlagiana Dalmation Bellflower
Carissa macrocarpa 'Green Carpet' Prostrate Natal Plum
Cotoneaster dammeri 'Lowfast' Bearberry Cotoneaster
Dymondia margaretae Dymondia
Festuca Marathon II Dwarf Tall Fescue
Hedera helix 'Needle Point' Dwarf English Ivy
Lantana 'Spreading Yellow' Yellow Lantana
Myoporum parvifolium 'Putah Creek' Creeping Myoporum
Osteospermum fruticosum Trailing African Daisy
Paspalum vaginatum 'Aloha' Aloha Paspalum
Pelargonium peltatum Ivy Geranium
Phyla nodiflora 'Campagna Verde' Kurapia
Portulcaria afra 'Minima' Elephant's Mat
Rosmarinus officinalis 'Huntington Carpet' Prostrate Rosemary
Salvia apiana White Sage
Senecio mandraliscae Blue Chalksticks
Trachelospermum jasminoides Star Jasmine
Tradescantia pallida 'Purpurea' Purple Heart
Verbena species Verbena
Vinca species Perwinkle