HomeMy WebLinkAboutAttachment 05d - Air Quality Improvement Plan
OTAY RANCH VILLAGE 8 EAST
Air Quality Improvement Plan
April 2024
Adopted on December 2, 2014
By Resolution No. 2014-135
Amended __________
By Resolution No. ______________
Prepared for:
HomeFed Otay Land II, LLC
1903 Wright Place, Suite 220
Carlsbad, CA 92008
Prepared by
WHA, Inc.
680 Newport Center Drive, Suite 300
Newport Beach, CA 92660
(949)-250-0607
Contact: Julia Malisos
Page i April 2024
Table of Contents
1. Executive Summary .......................................................................................................................... 1
A. Intent of the Air Quality Improvement Plan (AQIP) ................................................................... 1
B. Community Site Design Goals ..................................................................................................... 1
C. Planning Features ......................................................................................................................... 2
D. Modeled Effectiveness of Community Design ............................................................................ 4
2. Introduction ....................................................................................................................................... 6
A. Need for a Qualitative Air Quality Plan ....................................................................................... 6
B. Purpose and Goals ........................................................................................................................ 6
C. Regulatory Framework Related to Air Quality ............................................................................ 7
1. Federal..................................................................................................................................... 8
2. State of California ................................................................................................................. 11
3. Regional ................................................................................................................................ 15
4. City of Chula Vista ............................................................................................................... 17
3. Village 8 East SPA Amendment Project Description ..................................................................... 19
4. Effect of Project on Local/Regional Air Quality ............................................................................ 23
5. Quantitative Project Evaluation ...................................................................................................... 35
6. Community Design and Site Planning Features.............................................................................. 53
7. Chula Vista CO2 Reduction Plan .................................................................................................... 54
8. Credit Towards Increased Minimum Energy Efficiency Standards ................................................ 57
9. Compliance Monitoring .................................................................................................................. 57
List of Figures
Figure 1: Proposed Site Utilization Plan.................................................................................................. 20
Figure 2: Proposed Bicycle Circulation Plan ........................................................................................... 47
Figure 3: Proposed Transit Plan .............................................................................................................. 48
Figure 4: Proposed Pedestrian Circulation Plan ...................................................................................... 49
Figure 5: Steep Slopes ............................................................................................................................. 50
Figure 6: Development Standards ........................................................................................................... 51
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List of Tables
Table 1: Chula Vista CO2 Index Model Results – Village 8 .................................................................... 5
Table 2: Thresholds of Significance for Air Quality Impacts.................................................................... 8
Table 3: Ambient Air Quality Standards Matrix ..................................................................................... 10
Table 4: San Diego County Attainment Status ........................................................................................ 11
Table 5: Village 8 East Proposed Land Use Summary ........................................................................... 22
Table 6: Estimated Maximum Daily Construction Emissions (pounds/day)
Villages Three /Portion of Four, Eight East and Ten .............................................................................. 24
Table 7: Estimated Daily Maximum Operational Emissions – 2030 (pounds/day)
Villages Three /Portion of Four, Eight East and Ten .............................................................................. 29
Table 8: Estimated Construction GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten .............................................................................. 31
Table 9: Estimated Operational GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten .............................................................................. 34
Table 10: LEED Neighborhood Development Plan Village 8 East Equivalency Analysis ..................... 35
Table 11: Community Design and Site Planning Features .................................................................... 533
Table 12: Summary of Village 8 East Consistency with CO2 Reduction Action Measures .................. 544
Table 13: Village 8 East Air Quality Improvement Plan Compliance Checklist .................................. 577
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1. Executive Summary
A. Intent of the Air Quality Improvement Plan (AQIP)
This AQIP provides an analysis of air pollution impacts which would result from the proposed
development and demonstrates the best available design to reduce vehicle trips, maintain or
improve traffic flow, reduce vehicle miles traveled and reduce greenhouse gas (GHG) direct or
indirect emissions. This AQIP demonstrates how Village 8 East has been designed consistent with
the City of Chula Vista’s Energy and Water Conservation regulations (Chula Vista Municipal
Code §20.04) and Landscape Water Conservation regulations (CVMC 20.12) and represents the
best available design in terms of improving energy efficiency and reducing GHG emissions. GHG
emissions include gases such as carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O).
These emissions occur naturally and are produced by human activities, such as by automobile
emissions and emissions from production of electricity, to provide power to homes and businesses.
These gases prevent heat from escaping the earth’s atmosphere, while allowing in sunlight, which
has the effect of warming the air temperature.
Applicable action measures contained in the City’s CO2 Reduction Plan and specific measures for
the Village 8 East Sectional Planning Area (SPA) Plan Amendment (“proposed project” being
evaluated herein) are addressed.
B. Community Site Design Goals
Village 8 East is part of the Otay Ranch General Development Plan (GDP). The GDP is a “general
plan level” document that was jointly prepared and adopted by the County of San Diego and the
City of Chula Vista. Although produced similar to a General Plan, the GDP is not part of the Chula
Vista General Plan but is consistent with it.
A central component of the Otay Ranch GDP is the “village” concept. Each village is
approximately one square mile and is defined by a village core. Village cores consist of facilities
and services needed to serve the everyday needs of its residents. Such uses include a school, shops,
parks, and civic facilities. The highest density residential uses occur in and around the core in the
form of mixed-use housing and retail as well as high-density attached homes. Residential densities
decrease near the outer edges of each village to provide diversity in housing and serve a wide range
of lifestyles and economic levels within each village. Most village cores are served by transit.
Higher residential densities at the core are intended to support commercial uses by activating the
village core during all hours of the day and promote more walkable communities by providing
facilities and services within a quarter mile of most homes. The village concept also promotes
more efficient public transit and increased ridership by providing strong activity centers in each
village and making transit close and convenient for most residents.
Village 8 East complies with the “village” concept and design goals. It is composed of 570 acres
and is located south of the extension of Main Street, north of the Otay River Valley, east of Village
8 West and west of State Route (SR) 125.
The proposed Village 8 East Land Use Plan would include a Village Core mixed-use area that
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would accommodate multi-family residential uses, retail/commercial uses and an elementary
school. The Village Core also includes a centrally located 7.3-acre neighborhood park. A future
multi-modal bridge is planned in the Village Core linking Village 8 East and future Village 9. The
multi-use bridge is planned to accommodate Neighborhood Electric Vehicles (NEV), bicycle and
pedestrian uses.
The approved (2014) land use plan for Village Eight East would allow for the construction of a
total of 3,276 residential units, including 943 detached homes, 1,893 attached homes and 440
multi-family units, 20,000 square feet of mixed-use commercial; 10.3 acres for an elementary
school; a 7.3 acre neighborhood park, 51.5-acre Otay Ranch Community Park South, 4.2 acres of
Community-Purpose Facilities (CPF); and 33.8 acres of open space (Figure 1). Access to the
village is provided via the extension of Main Street and Otay Valley Road with emergency and
pedestrian access to the community park provided along a utility corridor in the southeast portion
of Village 8 East.
The Proposed Project includes 3,276 residential units, 20,000 square feet of commercial uses, a
7.3 acre neighborhood park, an 11.3-acre elementary school site, 253.6 acres of Preserve Open
Space, 16.41 acres of manufactured slopes/basins, and the 22.6-acre active recreation site (AR-11)
located east of SR-125. The 43.3-acre Otay Ranch Community Park South is located south of
Village 8 East. An existing water quality basin that serves Village 8 West is located in the western
portion of the community park and the proposed project includes an additional detention basin in
the eastern portion of the community park to serve Village 8 East.
The amendment is seeking approval to modify the Village 8 East land use plan to reflect current
market conditions and housing needs and to ensure the community relates more closely to the
adjacent Village 8 West community and future Village 9 planned east of SR-125. The replanning
effort also addresses the redesign of the SR-125 interchanges at Main Street and La Media
Parkway.
C. Planning Features
The Village 8 East land use and circulation pattern is designed to reflect traditional town planning
principles including the pedestrian and transit-oriented village concept described in the Otay
Ranch GDP. This village concept intensifies residential densities and commercial uses to enhance
transit use, promote walkability, and create vibrant commercial and public spaces that promote
social interaction and a strong community identity. The variety of proposed residential,
educational, commercial, and community uses are intended to provide a mixed-use environment
that serves the needs of residents and employees.
1 A portion of the Edge Trail and associated overlook features (approximately 1.76 acres) are included within the
8.2-acre OS-7 parcel. The Edge Trail area shall be secured with a public access easement and the 1.76 acres shall
satisfy a portion of the Village 8 East park obligation. The 1.76 -acre Edge Trail area is not counted toward meeting
the Village 8 East open space requirement.
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Village Core
Village 8 East concentrates multi-family housing, mixed-use commercial, community purpose,
school and neighborhood park uses in and around a centrally located village core. A network of
pedestrian and bicycle circulation routes planned throughout the village connect to the village core.
Housing Intensity
Higher density residential uses are located within Village 8 East creating opportunities for
synergistic land use relationships and access to the planned public transit. The residential density
being proposed in Village 8 East will increase ridership opportunities for such transit use. A transit
stop may be provided along Main Street to serve village residents and visitors, enabling access to
the regional transportation network.
Street Widths, Pavement and Street Trees
Otay Ranch street sections are narrower than typical standards which reduces asphalt pavement
and the “urban heat-island effect” by limiting the amount of reflective surfaces. Street trees provide
shade which further reduces heat-gain.
Public Transportation
Local bus service is planned along Main Street, adjacent to Village 8 East. Transit facilities are
intended to reduce the public’s dependence upon the automobile to help alleviate traffic
congestion. The provision of transit facilities is also an action measure of the City’s CO2
Reduction Plan. Currently, two percent of trips are conducted on public transit in the region. An
increase in transit use can be fostered through the location of higher-density housing near transit,
site design with transit orientation and enhanced pedestrian access to transit. The land use and
circulation plan for the SPA Plan Area incorporates transit-oriented design.
Alternative Travel Modes
In Village 8 East, the Village Pathway and Promenade Trails allow for bicycle and pedestrian use
throughout the Village and connect to the City’s Regional Trail network and adjacent
communities. In addition, a neighborhood electric vehicle (NEV) network is planned within
Village 8 East to further encourage alternative travel modes.
Building and Design Features
Village 8 East incorporates several features into the site design that promote alternative
transportation use, reduce traffic congestion, encourage energy efficiency, and reduce area source
pollutants. These measures include the following:
• Foster development patterns which promote orderly growth and prevent urban sprawl.
• Establish an urban pedestrian-oriented village with a village core designed to reduce
reliance on automobiles.
• Promote multi-modal transportation, including walking and the use of bicycles, buses, and
regional transit.
• Establish multi-use trail linkages to the regional trail network and adjacent communities.
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• Promote synergistic uses to balance activities, services and facilities with employment,
housing, transit, and commercial opportunities.
The last cycle of the California Building Standards Code, Title 24, went into effect on January 1,
2020 (2019 Code). This includes Building, Residential, Electrical, Mechanical and Plumbing, as
well as Energy and Green Building (CalGreen) Codes. However, construction within Village 8
East will be subject to the 2022 California Building Code (effective as of January 1, 2023) or future
cycles effective at the time when project implementation occurs.
The 2022 Building Code has an even greater emphasis on decarbonization, requiring capabilities
for electric appliances as well as provisions for photovoltaic systems, battery storage, and electric
vehicles. Therefore, future construction within Village 8 East will by design, continue to work
towards consistency with Chula Vista’s Energy and Water Conservation regulations (CVMC
§20.04) and Landscape Water Conservation regulations (CVMC §20.12) and represents code
compliance in terms of energy efficiency and GHG emissions reductions.
D. Modeled Effectiveness of Community Design
The City of Chula Vista previously used the INDEX CO2 model requirements. This tool is no
longer used. Therefore, the Leadership in Energy and Environmental Design - Neighborhood
Development Version 4.0 (LEED-ND v4.0) checklist is being utilized as an analytical tool for
sustainable design. The 2014 approved AQIP prepared for Village 8 East did include a CO2 Index
Model for the proposed project which is provided for reference. Please refer to Table 1: Chula
Vista CO2 Index Model Results – Village 8 East.
A LEED-ND Equivalency Analysis has been prepared to study various design features within
Village 8 East for the Village 8 East SPA Amendment. Please refer to Table 10, LEED
Neighborhood Development Plan Village 8 East Equivalency Analysis.
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Table 1: Chula Vista CO2 Index Model Results – Village 8 East
Element Indicator Units Threshold
Score
SPA Plan
Score
Compliance
Status (Y/N)
Land Use
Use Mix 0-1 scale 0.1 0.14 Yes
Use Balance 0-1 scale 0.6 0.71 Yes
Neighborhood
Completeness
% of key uses 60 60 Yes
Housing
School Proximity to
Housing
Average walking
feet to closest 3,200 2,328 Yes
Transit Proximity to
Housing
Average walking
feet to closest stop 2,900 1,096 Yes
Employment Transit Proximity to
Employment
Average walking
feet to closest stop 2,600 673 Yes
Recreation Park Proximity to Housing Average walking
feet to closest park 1,700 1,340 Yes
Travel
Internal Street Connectivity cul-de-sac 0.7 0.79 Yes
Intersection Density Intersections/Square
Mile 210 196 No*
Pedestrian Network
Coverage
% of streets
w/sidewalks 81 86.0 Yes
Residential Multi-Modal
Access
% Dwelling Units
w/3+ modes w/in
1/8mi
40 91.7 Yes
Daily Auto Driving (3Ds
Methodology)
Vehicle Miles
Traveled/capita/day 22 21.72 Yes
Daily Auto Driving Inputs
Density 9,692 22,609
Diversity .18 0.06
Design 3.57 3.96
Street Network
Density 17.57 22.50
Pedestrian Network
Coverage 96.00 86.00
Street Route
Directness 1.73 1.45
Climate
Change
Residential Building
Energy Use MMBtu/yr/capita 29 23.9 Yes
Non-Residential Building
Energy Use
1M British Thermal
Units -/year /emp 19 9.2 Yes
Residential Building CO2
Emissions Pounds /capita/yr 4,800 3,932 Yes
Non-Residential Building
CO2 Emissions lbs/emp/yr 2,100 1,506 Yes
*Anticipated that multi-family sites will provide internal circulation which will achieve the Threshold Score.
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2. Introduction
A. Need for a Qualitative Air Quality Plan
Preparation of a project specific AQIP is required to accompany SPA Plans, pursuant to CVMC
19.92.030. The AQIP addresses compliance with the air quality standards and policies of the San
Diego County Air Pollution Control District (“APCD”). The CVMC requires that no application
for a SPA Plan or Tentative Map shall be deemed complete or accepted for review unless an AQIP
is provided and approved as part of the approval of the SPA Plan or Tentative Map by the City.
This AQIP will serve to implement several of the key aspects of the City’s CO2 Reduction Plan as
well as reflect the City’s Green Building Standards (CVMC §15.12) and Energy Code (CVMC
§15.26) for the development of Village 8 East. A detailed discussion on project compliance with
the City’s standards for sustainable development is provided in the following sections.
B. Purpose and Goals
The purpose of the AQIP is to provide an analysis of air pollution impacts that would result from
development of Village 8 East and to demonstrate how the village’s design reduces vehicle trips,
maintains or improves traffic flow, reduces vehicle miles traveled, reduces direct or indirect
Greenhouse Gas (GHG) emissions, and minimizes pollutant emissions during construction per
regulations. This AQIP also demonstrates how Village 8 East has been designed consistent with
the City’s requirements including the City’s CO2 Reduction Plan, and Green Building and Energy
Standards.
The goal and objectives provided in CVMC Chapter 19.92.030) include the following:
Goal: To maintain and improve the ambient air quality enjoyed by the residents of Chula
Vista.
Objectives.
• In an effort to address the impacts of transportation and building-related energy use at
both the regional and local level, the City shall endeavor to implement applicable air
quality improvement strategies and programs that meet or exceed those established
through the current adopted Regional Air Quality Strategy (“RAQS”), California
Global Warming Solutions Act of 2005 (AB32), and the Chula Vista Climate
Protection Program
• In an effort to maintain and improve ambient air quality, the City shall endeavor to
locally mitigate any new stationary source development project’s criteria air pollutant
emissions that exceed local air quality standards.
The AQIP has been prepared based on the best available design practices and also serves to
implement several of the key aspects of the City’s Climate Action Plan and Municipal Code.
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C. Regulatory Framework Related to Air Quality
There are a number of actions that federal, state, and local jurisdictions have taken to improve air
quality, increase energy efficiency, and reduce GHG emissions. This section summarizes those
actions.
Air quality is defined by ambient air concentrations of specific pollutants determined by the
Environmental Protection Agency (EPA) to be of concern with respect to the health and welfare
of the public. The subject pollutants monitored by the EPA include the following:
• Carbon Monoxide (CO),
• Sulfur Dioxide (SO2),
• Nitrogen Dioxide (NO2),
• Nitrogen Oxides (NOx)
• Ozone (O3),
• Respirable 10- and 2.5-micron particulate matter (PM10 and PM2.5),
• Volatile Organic Compounds (VOC),
• Reactive Organic Gasses (ROG),
• Hydrogen Sulfide (H2S),
• Sulfates,
• Lead (Pb),
• Vinyl Chloride, and
• Visibility reducing particles (VRP).
The EPA has established ambient air quality standards for these pollutants. These standards are
called the National Ambient Air Quality Standards (NAAQS). The California Air Resources Board
(CARB) subsequently established the more stringent California Ambient Air Quality Standards
(CAAQS). Both sets of standards are shown in Table 3: Ambient Air Quality Standards Matrix.
Areas in California where ambient air concentrations of pollutants are higher than the state
standard are considered to be in “non-attainment” status for that pollutant.
Regulation of air emissions from non-mobile sources within San Diego County has been delegated
to the San Diego County Air Pollution Control District (APCD). As part of its air quality permitting
process, the APCD has established thresholds for the preparation of Air Quality Impact
Assessments (AQIAs) and/or Air Quality Conformity Assessments (AQCAs). APCD has also
established an “emissions budget” or Regional Air Quality Strategy (RAQS) for the San Diego Air
Basin. This budget considers existing conditions, planned growth based on General Plans for cities
within the region, and air quality control measures implemented by the APCD. The project site
lies within the jurisdiction of the South Coast Air Quality Management District (SDAQMD);
applicable standards are shown in Table 2: Thresholds of Significance for Air Quality Impacts.
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Table 2: Thresholds of Significance for Air Quality Impacts
1. Federal
Clean Air Act (CAA)
Air quality is defined by ambient air concentrations of specific pollutants identified by the EPA to
be of concern with respect to health and welfare of the general public. The EPA is responsible for
enforcing the Federal CAA of 1970 and its 1977 and 1990 Amendments. The CAA required the
EPA to establish National Ambient Air Quality Standards (NAAQS), which identify
concentrations of pollutants in the ambient air below which no adverse effects on the public health
and welfare are anticipated. In response, the EPA established both primary and secondary
standards for several criteria pollutants, which are introduced above. Table 3: Ambient Air Quality
Standards Matrix shows the federal and state ambient air quality standards for these pollutants.
The CAA allows states to adopt ambient air quality standards and other regulations provided they
are at least as stringent as federal standards. The California Air Resources Board (CARB) has
established the more stringent California Ambient Air Quality Standards (CAAQS) for the six
criteria pollutants through the California Clean Air Act of 1988 (CCAA), and also has established
CAAQS for additional pollutants, including sulfates, hydrogen sulfide (H2S), vinyl chloride, and
visibility-reducing particles. Areas that do not meet the NAAQS or the CAAQS for a particular
pollutant are considered to be “nonattainment areas” for that pollutant. On April 30, 2012, the San
Diego Air Basin (SDAB) was classified as a marginal nonattainment area for the 8-hour NAAQS
for ozone. The SDAB is an attainment area under the NAAQS for all other criteria pollutants. The
SDAB currently falls under a national “maintenance plan” for CO, following a 1998 re-designation
as a CO attainment area (SDAPCD 2010). The SDAB is currently classified as a nonattainment
area under the CAAQS for ozone (serious nonattainment), PM10, and PM2.5.
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The U.S. Supreme Court ruled on April 2, 2007, in Massachusetts v. U.S. Environmental
Protection Agency that CO2 is an air pollutant, as defined under the CAA, and that the EPA has
the authority to regulate emissions of GHGs. The EPA announced that GHGs (including CO2,
CH4, N2O, HFC, PFC, and SF6) threaten the public health and welfare of the American people.
This action was a prerequisite to finalizing the EPA’s GHG emissions standards for light -duty
vehicles, which were jointly proposed by the EPA and the United States Department of
Transportation’s National Highway Traffic Safety Administration (NHTSA). The standards were
established on April 1, 2010, for 2012 through 2016 model year vehicles and on October 15, 2012,
for 2017 through 2025 model year vehicles (EPA 2011; EPA and NHTSA 2012).
Light-Duty Vehicle Greenhouse Gas Emissions Standards and Corporate Average Fuel
Economy Standards
The EPA and the NHTSA have been working together on developing a national program of
regulations to reduce GHG emissions and to improve fuel economy of light-duty vehicles. The
EPA is finalizing the first-ever national GHG emissions standards under the CAA, and the NHTSA
is finalizing Corporate Average Fuel Economy (CAFE) standards under the Energy Policy and
Conservation Act. On April 1, 2010, the EPA and NHTSA announced a joint Final Rulemaking
that established standards for 2012 through 2016 model year vehicles. This was followed up on
October 15, 2012, when the agencies issued a Final Rulemaking with standards for model years
2017 through 2025. The rules require these vehicles to meet an estimated combined average
emissions level of 250 grams per mile by 2016, decreasing to an average industry fleet-wide level
of 163 grams per mile in model year 2025. The 2016 standard is equivalent to 35.5 miles per gallon
(mpg), and the 2025 standard is equivalent to 54.5 mpg if the levels were achieved solely through
improvements in fuel efficiency. The agencies expect, however, that a portion of these
improvements will be made through improvements in air conditioning leakage and the use of
alternative refrigerants that would not contribute to fuel economy. These standards would cut GHG
emissions by an estimated 2 billion metric tons (MT) and 4 billion barrels of oil over the lifetime
of the vehicles sold under the program (model years 2017–2025). The combined EPA GHG
standards and NHTSA CAFE standards resolve previously conflicting requirements under both
federal programs and the standards of the State of California and other states that have adopted the
California standards (EPA 2011; EPA and NHTSA 2012).
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Table 3: Ambient Air Quality Standards Matrix
Source: California Air Resources Board.
San Diego Air Pollution Control District (SDAPCD) is the local agency responsible for the
administration and enforcement of air quality regulations for the County. The SDAPCD and San
Diego Association of Governments (SANDAG) are responsible for developing and implementing
the clean air plan for attainment and maintenance of the ambient air quality standards in the SDAB.
The County’s Regional Air Quality Strategies (RAQS) was initially adopted in 1991 and is updated
on a triennial basis. The most recent version of the RAQS is expected to be adopted in 2023. The
local RAQS, in combination with those from all other California nonattainment areas with serious
(or worse) air quality problems, is submitted to CARB, which develops the California State
Implementation Plan (SIP). The SIP relies on the same information from SANDAG to develop
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emission inventories and emission reduction strategies that are included in the attainment
demonstration for the air basin. The current federal and state attainment status for San Diego
County is presented in Table 4: San Diego County Attainment Status.
Table 4: San Diego County Attainment Status
Criteria Pollutant Federal Designation State Designation
Ozone (8-Hour) Nonattainment Nonattainment
Ozone (1-Hour) Attainment * Nonattainment
Carbon Monoxide Attainment Attainment
PM10 Unclassifiable ** Nonattainment
PM2.5 Attainment Nonattainment
Nitrogen Dioxide Attainment Attainment
Sulfur Dioxide Attainment Attainment
Lead Attainment Attainment
Sulfates No Federal Standard Attainment
Hydrogen Sulfide No Federal Standard Unclassified
Visibility No Federal Standard Unclassified
* The federal 1-hour standard of 12 pphm was in effect from 1979 through June 15, 2005. The revoked
standard is referenced here because it was employed for such a long period and because this benchmark is
addressed in State Implementation Plans.
** At the time of designation, if the available data does not support a designation of attainment or
nonattainment, the area is designated as unclassifiable.
Source: Air Pollution Control District (https://www.sdapcd.org), April 2015.
As stated above, the SDAPCD is responsible for planning, implementing, and enforcing federal
and state ambient standards. The following rules and regulations apply to all sources in the
jurisdiction of SDAPCD:
SDAPCD Regulation IV Prohibitions; Rule 51: Prohibits the discharge from any source such
quantities of air contaminants or other materials that cause or have a tendency to cause injury,
detriment, nuisance, annoyance to people and/or the public, or damage to any business or property.
SDAPCD Regulation IV Prohibitions; Rule 55: Fugitive Dust Regulates fugitive dust emissions
from any commercial construction or demolition activity capable of generating fugitive dust
emissions, including active operations, open storage piles, and inactive disturbed areas, as well as
track-out and carry-out onto paved roads beyond a project site.
SDAPCD Regulation IV Prohibitions; Rule 67.0: Architectural Coatings: Requires
manufacturers, distributors, and end users of architectural and industrial maintenance coatings to
reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC
content of various coating categories.
2. State of California
Toxic Air Contaminants
Toxic Air Contaminants (TACs) are a category of air pollutants that have been shown to have an
impact on human health but are not classified as criteria pollutants. Examples include certain
aromatic and chlorinated hydrocarbons, certain metals, and asbestos. Air toxics are generated by
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a number of sources, including stationary ones such as dry cleaners, gas stations, combustion
sources, and laboratories; mobile ones such as automobiles; and area sources such as farms,
landfills, construction sites, and residential areas. Adverse health effects of TACs can be
carcinogenic (cancer-causing), short-term (acute) noncarcinogenic, and long-term (chronic)
noncarcinogenic. Public exposure to TACs is a significant environmental health issue in
California.
California’s air toxics control program began in 1983 with the passage of the Toxic Air
Contaminant Identification and Control Act, better known as Assembly Bill (AB) 1807 or the
Tanner Bill. When a compound becomes listed as a TAC under the Tanner process, the CARB
normally establishes minimum statewide emission control measures to be adopted by local air
pollution control districts (APCDs). Later legislative amendments (AB 2728) required the CARB
to incorporate all 189 federal hazardous air pollutants (HAPs) into the state list of TACs.
Supplementing the Tanner process, AB 2588 the Air Toxics “Hot Spots” Information and
Assessment Act of 1987 currently regulates over 600 air compounds, including all of the Tanner-
designated TACs. Under AB 2588, specified facilities must quantify emissions of regulated air
toxics and report them to the local APCD. If the APCD determines that a potentially significant
public health risk is posed by a given facility, the facility is required to perform a health risk
assessment (HRA) and notify the public in the affected area if the calculated risks exceed specified
criteria.
On August 27, 1998, CARB formally identified PM emitted in both gaseous and particulate forms
by diesel-fueled engines as a TAC. The particles emitted by diesel engines are coated with
chemicals, many of which have been identified by the EPA as HAPs and by CARB as TACs.
CARB’s Scientific Advisory Committee has recommended a unit risk factor (URF) of 300 in 1
million over a 70-year exposure period for diesel particulate. In September 2000, the CARB
approved the Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel-Fueled
Engines and Vehicles (Diesel Risk Reduction Plan; CARB 2000). The Diesel Risk Reduction Plan
outlined a comprehensive and ambitious program that included the development of numerous new
control measures over the next several years aimed at substantially reducing emissions from new
and existing on-road vehicles (e.g., heavy-duty trucks and buses), off road equipment (e.g.,
graders, tractors, forklifts, sweepers, and boats), portable equipment (e.g., pumps), and stationary
engines (e.g., stand-by power generators). These requirements are now in force on a state-wide
basis.
California Greenhouse Gas Regulations
There are numerous State plans, policies, regulations, and laws related to GHGs and global climate
change. Following is a discussion of some of these plans, policies, and regulations that (1) establish
overall State policies and GHG reduction targets; (2) require State or local actions that result in
direct or indirect GHG emission reductions for the proposed Project; and (3) require CEQA
analysis of GHG emissions.
California Code of Regulations, Title 24, Part 6
California Code of Regulations Title 24 Part 6: California’s Energy Efficiency Standards for
Residential and Nonresidential Buildings were first established in 1978 in response to a legislative
mandate to reduce California’s energy consumption. Energy-efficient buildings require less
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electricity, natural gas, and other fuels. Electricity production from fossil fuels and on-site fuel
combustion (typically for water heating) results in GHG emissions.
The Title 24 standards are updated approximately every three years to allow consideration and
possible incorporation of new energy efficiency technologies and methods. The latest update to
the Title 24 standards occurred in 20 19 and went into effect on January 1, 2020. The newest
code update will go into effect on January 1, 20 23, with subsequent iterations expected in three-
year cycles that may be in -force at time of build-out. Each building permit will be required to
meet the prevailing code at the time of permit submission , at the sole discretion of the a uthority
having jurisdiction.
California Green Building Standards Code
The California Green Building Standards Code (24 California Code of Regulations [CCR], Part
11) is a code with mandatory requirements for new residential and nonresidential buildings
(including buildings for retail, office, public schools and hospitals) throughout California. The
current version of the code went into effect on January 1, 2020. It is expected that Village 8 East
will be required to comply with the 2022 code cycle which goes into effect on January 1, 2023.
Part 11 of the California Building Standards Code in Title 24 of the California Code of
Regulations, also known as the CalGreen Building Standards Code, is the other relevant code
section that focuses on energy efficiency, water conservation, and GHG reduction.
The development of the CalGreen Code is intended to (1) cause a reduction in GHG emissions
from buildings; (2) promote environmentally responsible, cost-effective, healthier places to live
and work; (3) reduce energy and water consumption; and (4) respond to the directives by the
Governor. In short, the code is established to reduce construction waste; make buildings more
efficient in the use of materials and energy; and reduce environmental impact during and after
construction.
The CalGreen Code contains requirements for storm water control during construction;
construction waste reduction; indoor water use reduction; material selection; natural resource
conservation; site irrigation conservation; and more. The code provides for design options allowing
the designer to determine how best to achieve compliance for a given site or building condition.
The code also requires building commissioning, which is a process for the verification that all
building systems, like heating and cooling equipment and lighting systems, are functioning at their
maximum efficiency.
The CalGreen Code also focuses on Electric Vehicle (EV) infrastructure. Depending on what type
of use, EV requirements range from EV-capable to fully installed EV charging stations. As it
pertains to townhomes (less than 20 units) and single-family homes with attached private garages,
the 2022 CalGreen Code requires the garages to be EV-capable with the installation of raceways
to accommodate a dedicated 208/240-volt branch circuit. The 2022 CalGreen Code is more
stringent than the 2019 Code as it regards multi-family developments with more than 20 units not
using private garages. For this typology, a variety of EV infrastructure from EV Ready to fully
installed chargers are mandated.
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Executive Order S-3-05
On June 1, 2005, Executive Order (EO) S-3-05 proclaimed that California is vulnerable to climate
change impacts. It declared that increased temperatures could reduce snowpack in the Sierra
Nevada, further exacerbate California’s air quality problems, and potentially cause a rise in sea
levels. In an effort to avoid or reduce climate change impacts, EO S-3-05 calls for a reduction in
GHG emissions to the year 2000 level by 2010, to year 1990 levels by 2020, and to 80 percent
below 1990 levels by 2050.
AB 32 – Global Warming Solution Act of 2006
The California Global Warming Solutions Act of 2006, widely known as AB 32, requires that the
CARB develop and enforce regulations for the reporting and verification of statewide GHG
emissions. CARB is directed to set a GHG emission limit, based on 1990 levels, to be achieved by
2020. The bill requires CARB to adopt rules and regulations in an open public process to achieve
the maximum technologically feasible and cost-effective GHG reductions.
Executive Order B-30-15
On April 29, 2015, EO B-30-15 established a California GHG reduction target of 40 percent below
1990 levels by 2030. The EO aligns California’s GHG reduction targets with those of leading
international governments, including the 28 nation European Union. California is on track to meet
or exceed the target of reducing greenhouse gas emissions to 1990 levels by 2020, as established
in AB 32. California’s new emission reduction target of 40 percent below 1990 levels by 2030 will
make it possible to reach the ultimate goal established by EO S-3-05 of reducing emissions 80
percent under 1990 levels by 2050.
AB 1493 – Vehicular Emissions of Greenhouse Gases
AB 1493 (Pavley) requires that CARB develop and adopt regulations that achieve “the maximum
feasible reduction of GHGs emitted by passenger vehicles and light-duty truck and other vehicles
determined by CARB to be vehicles whose primary use is noncommercial personal transportation
in the State.” On September 24, 2009, CARB adopted amendments to the Pavley regulations that
intend to reduce GHG emissions in new passenger vehicles from 2009 through 2016. The
amendments bind California’s enforcement of AB 1493 (starting in 2009), while providing vehicle
manufacturers with new compliance flexibility. The amendments also prepare California to merge
its rules with the federal CAFE rules for passenger vehicles (CARB 2013). In January 2012, CARB
approved a new emissions-control program for model years 2017 through 2025. The program
combines the control of smog, soot, and global warming gases and requirements for greater
numbers of zero-emission vehicles into a single packet of standards called Advanced Clean Cars
(CARB 2013).
AB 341
In 2011, the State legislature enacted AB 341 (California Public Resource Code § 42649.2),
increasing the diversion target to 75 percent statewide. AB 341 also requires the provision of
recycling service to commercial and residential facilities that generate four cubic yards or more of
solid waste per week.
Executive Order (EO) S-01-07
This EO, signed by Governor Schwarzenegger on January 18, 2007, directs that a statewide goal
be established to reduce the carbon intensity of California’s transportation fuels by at least 10
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percent by the year 2020. It orders that a Low Carbon Fuel Standard (LCFS) for transportation
fuels be established for California and directs the CARB to determine whether a LCFS can be
adopted as a discrete early action measure pursuant to AB 32. CARB approved the LCFS as a
discrete early action item with a regulation adopted and implemented in April 2010. Although
challenged in 2011, the Ninth Circuit reversed the District Court’s opinion and rejected arguments
that implementing LCFS violates the interstate commerce clause in September 2013. CARB is
therefore continuing to implement the LCFS statewide.
Senate Bill (SB) 375
SB 375 aligns regional transportation planning efforts, regional GHG reduction targets, and
affordable housing allocations. Metropolitan Planning Organizations (MPOs) are required to adopt
a Sustainable Communities Strategy (SCS), which allocates land uses in the MPO’s Regional
Transportation Plan (RTP). Qualified projects consistent with an approved SCS or Alternative
Planning Strategy categorized as “transit priority projects” would receive incentives to streamline
CEQA processing.
CARB: Scoping Plan
On December 11, 2008, the CARB adopted the Scoping Plan (CARB 2008) as directed by AB 32.
The Scoping Plan proposes a set of actions designed to reduce overall GHG emissions in California
to the levels required by AB 32. Measures applicable to development projects include those related
to energy-efficiency building and appliance standards, the use of renewable sources for electricity
generation, regional transportation targets, and green building strategy. Relative to transportation,
the Scoping Plan includes nine measures or recommended actions related to reducing vehicle miles
traveled and vehicle GHGs through fuel and efficiency measures. These measures would be
implemented statewide rather than on a project by project basis.
The CARB released the First Update to the Climate Change Scoping Plan in May 2014, to provide
information on the development of measure-specific regulations and to adjust projections in
consideration of the economic recession (CARB 2014a). To determine the amount of GHG
emission reductions needed to achieve the goal of AB 32 (i.e., 1990 levels by 2020) CARB
developed a forecast of the AB 32 Baseline 2020 emissions, which is an estimate of the emissions
expected to occur in the year 2020 if none of the foreseeable measures included in the Scoping
Plan were implemented. CARB estimated the AB 32 Baseline 2020 to be 509 million metric tons
(MMT) of CO2 equivalent (CO2e). The Scoping Plan’s current estimate of the necessary GHG
emission reductions is 78 MMT CO2e (CARB 2014b). This represents an approximately 15.32
percent reduction. The CARB is forecasting that this would be achieved through the following
reductions by sector: 25 MMT CO2e for energy, 23 MMT CO2e for transportation, 5 MMT CO2e
for high-GWP GHGs, and 2 MMT CO2e for waste. The remaining 23 MMT CO2e would be
achieved through Cap-and-Trade Program reductions. This reduction is flexible—if CARB
receives new information and changes the other sectors’ reductions to be less than expected, the
agency can increase the Cap-and-Trade reduction (and vice versa).
3. Regional
SANDAG Regional Plan
The Regional Plan (RP) (SANDAG 2021) is the currently approved long-range planning document
developed to address the region’s housing, economic, transportation, environmental, and overall
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quality-of-life needs. The RP establishes a planning framework and implementation actions that
increase the region’s sustainability and encourage “smart growth while preserving natural
resources and limiting urban sprawl.” The RP encourages the regions and the County to increase
residential and employment concentrations in areas with the best existing and future transit
connections, and to preserve important open spaces. The focus is on implementation of basic smart
growth principles designed to strengthen the integration of land use and transportation. General
urban form goals, policies, and objectives are summarized as follows:
• Mix compatible uses.
• Take advantage of compact building design.
• Create a range of housing opportunities and choices.
• Create walkable neighborhoods.
• Foster distinctive, attractive communities with a strong sense of place.
• Otay Ranch Preserve open space, natural beauty, and critical environmental areas.
• Strengthen and direct development towards existing communities.
• Provide a variety of transportation choices.
• Make development decisions predictable, fair, and cost-effective.
• Encourage community and stakeholder collaboration in development decisions.
As plans are ever evolving, it is recognized that new plans may be approved in the future.
SANDAG lists 12 Near-Term Actions that are intended for implementation in the next Regional
Plan. Along with the strategies of the approved RP, these concepts are recognized as potential
features in development going forward. The 12 Near Term Actions are as follows:
1. The Regional Transportation Improvement Program (RTIP).
2. Develop a long-term specialized transportation strategy through 2050, as part of the next
biennial update of the SANDAG Coordinated Plan, to address the increasing specialized
service needs of seniors and people with disabilities.
3. Promote Vehicle Miles Traveled (VMT) reduction by applying the Regional Complete
Streets Policy to relevant SANDAG plans, programs, and projects.
4. Develop a Regional Mobility Hub Implementation Strategy.
5. Complete a follow-up study that details ways to reduce greenhouse gases by expanding the
use of alternative fuels regionwide.
6. Incorporate regional transportation model enhancements to provide more robust data
regarding bike and pedestrian travel, carpools, vanpools, carshare, and public health.
7. Expand the Integrated Corridor Management Concept and design for up to three corridors.
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8. Complete the comprehensive 10-year review of the TransNet Program in accordance with
the TransNet ordinance.
9. Develop innovative financing tools to self-finance near-term projects for the new border
crossing at Otay Mesa East.
10. Participate in the target-setting and monitoring processes for federal performance measures
and report on progress toward the achievement of these federal performance measure
targets in the new System Performance Report.
11. Develop an Intraregional Tribal Transportation Strategy with tribal nations in the region.
12. Explore the development of a Regional Military Base Multimodal Access Strategy.
4. City of Chula Vista
City of Chula Vista Climate Action Plan
Since 2000, Chula Vista has been implementing a Climate Action Plan (CAP) to address the threat
of climate change to the local community. The original Carbon Dioxide Reduction Plan was
revised to incorporate new climate mitigation and adaptation measures to strengthen the City’s
climate action efforts and to facilitate the numerous community co-benefits such as utility savings,
better air quality, reduced traffic congestion, local economic development, and improved quality
of life. To help guide implementation of the CAP, the City regularly conducts GHG emission
inventories. The City’s CAP was updated in 2008, 2010 and 2017.
Municipal Codes
The Chula Vista City Council adopted the California Energy Code 2022 effective January 1, 2023.
The 2022 Building Energy Efficiency Standards progress from the 2019 Energy Code in that there
is a greater push toward electrification. The 2019 Energy Code worked toward greater efficiency
whereas the 2022 Code focuses on where the energy is sourced from. The 2022 Energy Code is
likely to be applicable at the time of permit review.
Per CVMC § 15.24.045, each store in a store building, each flat in a flat building, and each building
used as a dwelling shall be so wired that each store, apartment, flat or dwelling shall have separate
lighting and/or power distribution panels. Such panels shall not serve other portions of the
building. Hotels, motels, hotel apartments and similar types of buildings may be wired from one
or more distribution panels. It is expected that this ordinance may be superseded by Title 24
updates though the build-out of the SPA Plan—future buildings will comply with the more
stringent of the requirements.
Per CVMC § 20.04.040, all new residential units shall include electrical conduit specifically
designed to allow the later installation of a photovoltaic (PV) system which utilizes solar energy
as a means to provide electricity. No building permit shall be issued unless the requirements of
this section and the Chula Vista Photovoltaic Pre-Wiring Installation Requirements are
incorporated into the approved building plans. It is expected that this ordinance may be superseded
by Title 24 updates though the build-out of the SPA Plan—future buildings will comply with the
more stringent of the requirements.
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Additionally, per CVMC § 20.04.030, all new residential units shall include plumbing specifically
designed to allow the later installation of a system which utilizes solar energy as the primary means
of heating domestic potable water. It is expected that this ordinance may be superseded by Title
24 updates though the build-out of the SPA Plan—future buildings will comply with the more
stringent of the requirements following the prevailing approach to water heating.
Finally, per CVMC § 20.04.050, commercial businesses are required to participate in a free
resource and energy evaluation of their facilities when they obtain a new business license and
every five years thereafter.
The City of Chula Vista has developed a number of strategies and plans aimed at improving air
quality. The City is a part of the Cities for Climate Protection Program, which is headed by the
International Council of Local Environmental Initiatives (ICLEI). The original plan followed by
the City to reduce fossil fuel consumption was the CO2 Reduction Plan , adopted in 2002.
Currently, the City uses the Climate Action Plan (CAP) which was adopted in 2017. The Climate
Action Plan references the 2002 CO2 Reducti on Plan, however, the initiatives set forth in the
CAP are more relevant to today’s conditions .
They are as follows:
• Water Conservation and Reuse
• Waste Reduction
• Renewable and Efficient Energy
• Smart Growth and Transportation
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3. Village 8 East SPA Amendment Project Description
HomeFed Otay Land II, LLC (Project Applicant) is proposing land use changes to the previously
approved project resulting in:
• 3,276 multi-family units (from 943 single family and 2,333 multi-family units)
• 20,000 SF of commercial/retail uses in a mixed use setting (no change)
• 7.3 acre neighborhood park (same as before)
• 11.3-acre elementary school site (from a 10.8 acre school site)
• 253.6 acres of Preserve Open Space (OSP) (no change)
• 22.6 acres of Active Recreation (AR) (no change)
Figure 1: Proposed Site Utilization Plan, and Table 5: Village 8 East Proposed Land Use Summary,
implement the land uses contemplated by the Otay Ranch for Village 8 East. The site utilization
plan and site utilization summary work together and assign a general utilization to each
neighborhood within the SPA.
The Proposed Village 8 East Land Use Plan would include a Village Core area that would
accommodate a mix of uses including multi-family residential and retail/commercial uses along
with an elementary school site and a centrally located 7.3-acre neighborhood park. A future multi-
modal bridge, planned to accommodate Neighborhood Electric Vehicles (NEV), bicycles and
pedestrians is also planned in the Village Core linking Village 8 East and future Village 9.
The project applicant proposes to amend the Village 8 East land use plan to reflect current market
conditions and housing needs, to ensure the community relates more closely to the adjacent Village
8 West community and future Village 9 and University Innovation District planned east of SR-125
and accommodates the SR-125 couplet interchange design between Main Street and Otay Valley
Road.
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Figure 1: Proposed Site Utilization Plan
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Table 5: Village 8 East Proposed Land Use Summary
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1 Estimated Units are provided for planning purposes only, do not represent the final unit allocation for each parcel
and shall not be used to limit or restrict the final units allocated to any parcel.; The final unit allocation must remain
consistent with the permitted density range applicable to the parcel. The final unit allocation shall be determined
during Design Review and shall be documented in the Unit Tracking Table (Village 8 East SPA Plan, Attachment 1).
Revisions to the Site Utilization Table shall not be required based on changes to the Estimated Units presented herein.
2 Final acreage information to be determined during final engineering. Acreage may vary due to rounding. Residential
and Village Core gross acreage includes approximately 15.3 of perimeter open space areas. pen space easements to
be recorded over perimeter open space slopes to be maintained by the Master HOA or Sub-Association, as determined
during final design.
3 Estimated Density calculated based on gross parcel acreage. Final density to be determined during Design Review.
4 20,000 SF of commercial uses are authorized within Village 8 East. Commercial SF may be developed within a
single parcel designated VC or distributed among any parcel designated VC (VC-1 through VC-7). The final
distribution of commercial SF to be determined during Design Review. The “Permitted Density Range” is not
applicable to VC parcels with no residential units.
5 VC-3B and VC-5 are anticipated to be developed with non-residential uses only, consistent with the Village Core
zoning district. The “Permitted Density Range” is not applicable to VC parcels with no residential units.
6 Per the Land Offer Agreement (7/8/2014), the Village 8 East SPA Plan shall designate 4.0 acres of CPF land. The
Applicant is proposing to meet a portion of the Village 8 East CPF obligation by designating the 1.2 -acre CPF-1 site
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as a private recreation facility. The remaining 2.8 acre CPF obligation shall be addressed in a separate agreement
between the City of Chula Vista and the Applicant.
7 Both the Village 8 East SPA Plan and Tentative Map include the "Proposed” and “Alternative” configuration and
acreage for the S-1 School Site and P-1 Neighborhood Park. Either the Proposed or Alternative may be implemented
without the need for an amendment to the SPA Plan or TM. If the proposed configuration is implemented, the S-1 site
would be 10.0 acre (net) and the P-1 park site would be 6.5 acre (net); however, if the alternative configuration is
implemented, the S-1 site would be 12.0 acres (net) and the P-1 park site would be 4.6 acres (net). The final
neighborhood park acreage shall be addressed in the future Village 8 East Parks Construction Agreement.
8 The S-1 school site has an underlying residential land use designation of High Residential. If the site is not developed
as a school site, then it shall be developed as residential; however, if the site is developed as an elementary school,
then the 264 units may be reallocated to another Village 8 East parcel or transferred to another village, as permitted in
the Village 8 East PC District Regulations, Chapter 10, Implementation.
9 A portion of the Edge Trail and associated overlook features (approximately 1.76 acres) are included within the 8.2-
acre OS-7 parcel. The Edge Trail area shall be secured with a public access easement and the 1.76 acres shall satisfy
a portion of the Village 8 East park obligation. The 1.76-acre Edge Trail area is not counted toward meeting the Village
8 East open space requirement.
10 Village 8 East acreage adjusted from approved 2014 development area to reflect changes in SR -125 ROW and to
facilitate the future SR-125 ROW Decertification process.
11 The P-2 Community Park / OS-6 Alternative would be implemented only upon City approval of the Alternative
Compliance Program (“ACP”) Permit and Rough Grading Storm Water Quality Management Plan (“SWQMP”)
(See TM Sheet 6 for additional details). This would increase the P-2 Community Park parcel to 47.4 acres (gross)
and 39.0 acres (net) and correspondingly decrease the OS-6 parcel to 4.8 acres (gross) and 0.7 acres (gross).
4. Effect of Project on Local/Regional Air Quality
Construction Emissions
Construction of the proposed project would result in a temporary addition of pollutants to the local
airshed caused by soil disturbance, fugitive dust emissions, and combustion pollutants from on-
site construction equipment, as well as from off-site trucks hauling construction materials.
Construction emissions can vary substantially from day to day, depending on the level of activity,
the specific type of operation and, for dust, the prevailing weather conditions. Therefore, such
emission levels can only be approximately estimated with a corresponding uncertainty in precise
ambient air quality impacts. Fugitive dust (PM10 and PM2.5) emissions would primarily result from
grading and site preparation activities. NOx and CO emissions would primarily result from the use
of construction equipment and motor vehicles.
As stated in the Otay Ranch Village 8 East Project – Air Quality and Greenhouse Gas Update
Memo (Dudek, January 2024), “construction emissions would remain unchanged, as no change in
the construction schedule or required construction equipment is anticipated. In addition, based on
our review of the proposed changes, the identified impacts and associated mitigation measu res in
the previous EIR (City of Chula Vista 2014) remain applicable to this project, and no additional
mitigation measures would be required.”
Emissions from the construction phase of the prior project were originally estimated through the
use of emission factors from the URBEMIS 2007, Version 9.2.4, land use and air emissions model
(Jones & Stokes 2007). However, because the emissions, impacts and mitigation measures of the
originally approved study have been determined to still be applicable, information within this
discussion may contain information pertaining to other parts of the University Villages project.
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Construction of the University Villages project was proposed to begin with Village 3 in 20142.
Project construction would end with build out of Village 10, which was anticipated to occur in
2030. This timeline is still relevant as it pertains to the Village 8 East SPA Amendment. A detailed
description of construction subphases (mass grading, fine grading, trenching, paving, building
construction, and architectural coatings), as well as other assumptions made for the purposes of
modeling, is provided in the University Villages Project Final Environmental Impact Report
(2014). Total construction was and still is expected to take approximately 15 years. For the
analysis, it was generally assumed that heavy construction equipment would be operating at the
site for approximately 8 hours per day, 5 days per week (22 days per month), during project
construction. URBEMIS model assumptions for construction equipment were used in calculating
construction emissions as equipment and machinery mix would be typical of residential
development. Additional project-specific assumptions regarding vehicle trips, construction
schedule, soil import/export, and architectural coatings are included in Appendix A. The
equipment mix is meant to represent a reasonably conservative estimate of construction activity.
The proposed project is subject to SDAPCD Rule 55 – Fugitive Dust Control. This requires that
the project take steps to restrict visible emissions of fugitive dust beyond the property line.
Compliance with Rule 55 would limit any fugitive dust (PM10 and PM2.5) that may be generated
during grading and construction activities. To account for dust control measures in the calculations,
it was assumed that the active sites would be watered at least two times daily, resulting in an
approximately 55% reduction of particulate matter.
The proposed project is also subject to SDAPCD Rule 67: Architectural Coatings which requires
manufacturers, distributors, and end users of architectural and industrial maintenance coatings to
reduce VOC emissions from the use of these coatings, primarily by placing limits on the VOC
content of various coating categories.
Table 6: Estimated Maximum Daily Construction Emissions shows the estimated maximum daily
construction emissions associated with the construction phase of the proposed project before and
after compliance with Rule 55 and Rule 67. Because the project phasing overlaps with other
villages, Table 6 includes emissions for Village Three and a portion of Village Four, Village Eight
East and Village Ten.
Table 6: Estimated Maximum Daily Construction Emissions (pounds/day)
Villages Three /Portion of Four, Eight East and Ten
VOC NOX CO SOX PM10 PM2.5
Proposed Project Emissions (not compliant with SDAPCD Rules 55 and 67Unmitigated)
2014 14.99 94.29 108.02 0.10 603.75 128.74
2 The original construction schedule beginning in May 2014 is analyzed for the Proposed Project; however, actual
construction started at a later date. The construction scenario and schedule analyzed as part of the Proposed Project
analysis is considered conservative because over time, emissions for both the construction and operational scenario
would decrease due to more stringent air q uality standards implemented over time, vehicle fleet turnover to more
efficient engines, fuel mix, etc. As the duration of construction would not change (i.e. construction would occur over
a 16-year period regardless of start date), the scenario analyzed as part of this analysis is considered conservative for
the purposes of quantitatively analyzing air quality impacts.
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VOC NOX CO SOX PM10 PM2.5
2015 64.44 86.18 107.19 0.11 305.47 67.40
2016 103.46 155.79 202.89 0.20 908.02 195.04
2017 101.83 141.79 194.88 0.20 608.89 132.94
2018 91.99 80.71 145.21 0.19 304.55 67.14
2019 37.55 58.04 89.20 0.10 303.62 65.62
2020 36.83 52.86 86.18 0.10 303.34 65.46
2021 36.46 51.57 76.23 0.10 303.31 65.44
2022 36.46 51.57 76.23 0.10 303.31 65.44
2023 62.99 94.48 130.40 0.16 905.29 192.55
2024 58.65 62.29 104.74 0.16 304.29 66.17
2025 28.75 51.33 68.63 0.07 303.12 65.33
2026 28.59 50.83 64.86 0.07 303.11 65.33
2027 28.59 50.83 64.86 0.07 303.11 65.33
2028 28.59 50.83 64.86 0.07 303.11 65.33
2029 21.88 12.18 25.06 0.06 0.97 0.72
Maximum Daily Emissions
(Unmitigated)
103.46 155.79 202.89 0.20 908.02 195.04
Proposed Project Emissions (compliant with SDAPCD Rules 55 and 67)
2014 14.99 94.29 108.02 0.10 273.75 59.82
2015 47.65 86.18 107.19 0.11 140.47 32.94
2016 77.50 155.79 202.89 0.20 413.02 91.66
2017 75.87 141.79 194.88 0.20 278.89 64.02
2018 66.03 80.71 145.21 0.19 140.44 32.69
2019 28.38 58.04 89.20 0.10 138.62 31.26
2020 27.66 52.86 86.18 0.10 138.34 31.01
2021 27.29 51.57 76.23 0.10 138.31 30.98
2022 27.29 51.57 76.23 0.10 138.31 30.98
2023 47.22 94.48 130.40 0.16 410.29 89.17
2024 42.88 62.29 104.74 0.16 139.29 31.71
2025 22.15 51.33 68.63 0.07 138.12 30.88
2026 21.99 50.83 64.86 0.07 138.11 30.87
2027 21.99 50.83 64.86 0.07 138.11 30.87
2028 21.99 50.83 64.86 0.07 138.11 30.87
2029 15.28 12.18 25.06 0.06 0.97 0.72
Maximum Daily Emissions
(Mitigated)
77.50 155.79 202.89 0.20 413.02 91.66
City of Chula Vista
Threshold 75 100 550 150 150 55
Threshold Exceeded? Yes Yes No No Yes Yes
Source: URBEMIS 2007 Version 9.2.4. See Appendix A of the Air Quality and Global Climate Change Technical Report for the Otay Ranch University
Villages Project for complete results.
Note: Construction emissions shown include emissions from construction of all Villages analyzed under the proposed project, includi ng Village
Three and a Portion of Village Four, Village Eight East, and Village Ten.
1 Construction emissions that would be generated under the Village Eight East Alternative Development Scenario would be essentially the same
as construction equipment fleet, daily equipment and construction crew operations, and daily construction trips to and from the site would be
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the same as those analyzed under the proposed project. A pounds/per day daily threshold is the only threshold numerically considered for
criteria pollutants; therefore, the quantitative analysis under both the proposed project and alternative scenario would be essentially the same.
2 “Unmitigated” PM10 and PM2.5 emissions as shown do not reflect compliance with SDAPCD Rule 55, which restricts visible fugitive dust
emissions beyond the property line. Similarly, “Unmitigated” VOC emissions as shown do not reflect compliance with SDAPCD Rule 67 which
restricts the VOC content in architectural coatings. “Mitigated” emissions as shown, account for compliance with these rules.
As shown, daily construction emissions would not exceed the City’s significance thresholds for
CO and SOx. However, the VOC, NOx, PM10 and PM2.5 emissions associated with project
construction would exceed the City of Chula Vista’s emission thresholds. Mitigation Measures
AQ-1 – AQ-2 (below) would reduce construction-related NOx emissions. Note that mitigation
available for the reduction of NOx emissions (as described in mitigation measure AQ-1) is not
quantifiable; therefore, emission reductions for NOx are not shown in Table 6.
MM AQ-1: Prior to approval of any grading permits, the project applicant or its designee shall
place the following requirements on all grading plans, and shall be implemented during grading of
each phase of the project to minimize NOx emissions:
• Minimize simultaneous operation of multiple construction equipment units. During
construction, vehicles in loading and unloading queues shall turn their engines off when
not in use to reduce vehicle emissions;
• All construction equipment shall be outfitted with best available control technology
(BACT) devices certified by CARB. A copy of each unit’s BACT documentation shall be
provided at the time of mobilization of each applicable unit of equipment;
• All construction equipment shall be properly tuned and maintained in accordance with
manufacturer’s specifications;
• All diesel-fueled on-road construction vehicles shall meet the emission standards
applicable to the most current year to the greatest extent possible. To achieve this standard,
new vehicles shall be used, or older vehicles shall use post-combustion controls that reduce
pollutant emissions to the greatest extent feasible;
• The effectiveness of the latest diesel emission controls is highly dependent on the sulfur
content of the fuel. Therefore, diesel fuel used by on- and off-road construction equipment
shall be low sulfur (less than 15 ppm) or other alternative, low-polluting diesel fuel
formulation.
• The use of electrical construction equipment shall be employed where feasible;
• The use of catalytic reduction for gasoline-powered equipment shall be employed where
feasible;
• The use of injection timing retard for diesel-powered equipment shall be employed where
feasible.
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MM AQ-2: Prior to approval of any grading permits, and during project construction, the project
applicant or its designee shall require implementation of the City’s Standard Construction Best
Management Practices (BMPs), including:
• Water, or utilize another acceptable SDAPCD dust control agent on, the grading areas at
least twice daily to minimize fugitive dust;
• Stabilize grading areas as quickly as possible to minimize fugitive dust;
• Apply chemical stabilizer or pave the last 100 feet of internal travel path within the
construction site prior to public road entry;
• Install wheel washers adjacent to a paved apron prior to vehicle entry on public roads;
• Remove any visible track-out into traveled public streets within 30 minutes of occurrence;
• Wet wash the construction access point at the end of the workday if any vehicle travel on
unpaved surfaces has occurred;
• Provide sufficient perimeter erosion control to prevent washout of silty material onto public
roads;
• Cover haul trucks or maintain at least 12 inches of freeboard to reduce blow-off during
hauling;
• Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25 miles per
hour (mph);
• Cover/water on-site stockpiles of excavated material; and
• Enforce a 20 mph speed limit on unpaved surfaces.
• Pave permanent roads as quickly as possible to minimize dust;
• During construction, site grading activities within 500 feet of a school in operation shall be
discontinued or all exposed surfaces shall be discontinued or all exposed surfaces shall be
watered to minimize dust transport off site to the maximum degree feasible, when the wind
velocity is greater than 15mph in the direction of the school;
• During blasting, utilize control measures to minimize fugitive dust. Control measures may
include, but are not limited to, blast enclosures, vacuum blasters, drapes, water curtains or
wet blasting.
MM AQ-3: Prior to approval of the building permit for any uses that are regulated for TACs by
the SDAPCD, the project applicant shall demonstrate to the satisfaction of the Development
Services Director (or their designee) that the use complies with established criteria (such as those
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established by SDAPCD Rule 1200 and CARB). Also, gas stations shall not be located within 50
feet of a sensitive receptor, in accordance with CARB’s siting recommendations.
• Per the EIR, impacts specific to TACs, including diesel particulate matter generated from
traffic volumes on SR-125, would be less than significant. With respect to the development
of on-site land uses, impacts arising from the emission of TACs would be potentially
significant if the site is developed to accommodate any light industrial uses, gas stations,
or dry cleaning facilities in close proximity to sensitive receptors. Neither the state 1-hour
standard nor the 8-hour standard would be equaled or exceeded at any of the intersections
studied; potential CO hotspot impacts would be less than significant." "Potentially
significant impacts arising from the siting of land uses that emit TACs would be reduced
to LTS with implementation of MM AQ-3.
Operational Emissions
Following the completion of construction activities, the proposed project would generate VOC,
NOx, CO, SOx, PM10, and PM2.5 emissions from project land uses, as well as mobile and stationary
sources including vehicular traffic from residents, space heating and cooling, water heating, and
fireplace (hearth) use.
Chen Ryan prepared the Village 8 East Trip Generation Analysis (2023) to address the proposed
Village 8 East land use changes. The findings show that the overall trips are 4,000 less than the
2014 Traffic Analysis. Therefore, the proposed land uses would generate less trips than the
previously approved land uses in Village 8 East. It can be concluded that no additional traffic
analysis would be required since no new or more substantially significant traffic impacts would
occur beyond those analyzed in the previous EIR (the Otay Ranch Village and the University
Villages Project Comprehensive SPA Plan Amendment Final Environmental Impact Report 2014).
Although it has been determined that the proposed project would generate less trips, the proposed
project would still impact air quality through the vehicular traffic generated by project residents.
According to the project’s Traffic Impact Analysis (Chen Ryan 2014), total project-generated daily
traffic is estimated to be 77,663 trips per day at full buildout (2030) which includes Village 3 and
portion of Village Four, Village Eight East and Village Ten. The URBEMIS 2007 model was
utilized to estimate daily emissions from proposed vehicular sources. URBEMIS 2007 default
data, including temperature, trip characteristics, variable start information, emissions factors, and
trip distances, were conservatively used for the model inputs. Project-related traffic was assumed
to be comprised of a mixture of vehicles in accordance with the model outputs for traffic. Emission
factors representing the vehicle mix and emissions for 2030 (full buildout) were used to estimate
emissions.
In addition to estimating mobile source emissions, the URBEMIS 2007 model was also used to
estimate emissions from the project area stationary sources, which include natural gas appliances,
hearths, landscaping (which would not produce winter emissions), consumer products, and
architectural coatings. All residential units would be constructed with natural gas fireplaces.
The present estimation of proposed operational emissions is based upon typical residential, retail,
and industrial uses, and the analysis is considered a reliable estimate of the project’s likely
emissions. Table 7, Estimated Daily Maximum Operational Emissions, presents the maximum
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daily emissions associated with the operation of the proposed project after all phases of
construction have been completed. Because the project phasing overlaps with other villages, Table
7 includes emissions for Village Three North and portion of Village Four, Village Eight East and
Village Ten. The values shown are the maximum summer and winter daily emissions results from
URBEMIS 2007. Complete details of the emissions calculations are provided in Appendix A of
the Air Quality and Global Climate Change Technical Report for the Otay Ranch University
Village Project.
As shown, daily operational emissions would not exceed the City’s significance thresholds for
SOx. However, the VOC, NOx, CO, , PM10, and PM2.5 emissions associated with operation of the
project would exceed the City of Chula Vista’s significance thresholds.
Table 7: Estimated Daily Maximum Operational Emissions – 2030 (pounds/day)
Villages Three /Portion of Four, Eight East and Ten
Proposed Project Emissions VOC NOx CO SOx PM10 PM2.5
Summer
Motor Vehicles 248.06 242.40 2,753.76 8.32 1,349.61 261.83
Area Sources 396.82 87.52 168.02 0.01 0.52 0.52
Total 644.88 329.92 2,921.78 8.33 1,350.13 262.35
City of Chula Vista Threshold 55 55 550 150 150 55
Threshold Exceeded? Yes Yes Yes No Yes Yes
Winter
Motor Vehicles 266.89 291.97 2,576.56 6.92 1,349.61 261.83
Area Sources 377.07 131.50 56.44 0.29 3.84 3.80
Total 643.96 423.47 2,633 7.21 1,353.45 265.63
City of Chula Vista Threshold 55 55 550 150 150 55
Threshold Exceeded? Yes Yes Yes No Yes Yes
Source: URBEMIS 2007 Version 9.2.4. See Appendix A for complete results.
Note: Construction emissions shown include emissions from construction of all Villages analyzed under the
proposed project, including Village Three and a Portion of Village Four, Village Eight East, and Village Ten.
“Summer” emissions are representative of the conditions that may occur during the ozone season (Ma y 1 to October
31) and “Winter” emissions are representative of the conditions that may occur during the balance of the year
(November 1 to April 30)
Project design features (refer to Section 6) would help to reduce operational emissions; however,
significant reductions in VOC, NOx, CO, PM10, and PM2.5 emissions would be required to reduce
emissions of these pollutants to less than significant, and feasible mitigation measures are not
available to achieve these reductions. Therefore, even with incorporation of these design features,
criteria pollutant emissions for project operations are anticipated to remain above the thresholds
for VOC, NOx, CO, PM10, and PM2.5.
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Construction GHG Emissions
GHG emissions would be associated with the construction phase of the proposed project through
use of construction equipment and vehicle trips. Emissions of CO2 were originally estimated using
the URBEMIS 2007, Version 9.2.4, land use and air emissions model (Jones & Stokes 2007). The
model results were adjusted to estimate CH4 and N2O emissions in addition to CO2. The CO2
emissions from off-road equipment and vehicles and delivery trucks, which are assumed by
URBEMIS 2007 to be diesel fueled, were adjusted by a factor derived from the relative CO2, CH4,
and N2O for diesel fuel as reported in the California Climate Action Registry’s (CCAR) General
Reporting Protocol (CCAR 2009) for transportation fuels and the global warming potential for
each GHG to estimate the emissions in units of CO2E. The CO2 emissions associated with
construction worker trips were multiplied by a factor based on the assumption that CO2 represents
95% of the CO2E emissions associated with passenger vehicles (EPA 2005). The results were then
converted from annual tons per year to metric tons per year. Table 8: Estimated Construction GHG
Emissions, shows the estimated annual GHG construction emissions associated with the proposed
project. Because the project phasing overlaps with other villages, Table 8 includes emissions for
Village Three and a portion of Village Four, Village Eight East and Village Ten.
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Table 8: Estimated Construction GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten
Construction Year CO2E Emissions (MT/yr)
2014 1,117.58
2015 2,396.80
2016 3,867.28
2017 4,544.40
2018 3,085.30
2019 2,382.27
2020 2,391.37
2021 2,382.19
2022 2,373.07
2023 3,303.83
2024 2,753.49
2025 2,073.77
2026 2,073.80
2027 2,073.80
2028 1,773.19
2029 513.36
Total Construction Emissions 39,105.53
Amortized Annual Construction Emissions 1,303.52
Source: URBEMIS 2007 Version 9.2.4. See Appendix B for complete results.
Note: Construction emissions shown include emissions from construction of all Villages analyzed under the
proposed project, including Village Three and a portion of Village Four, Village Eight East, and Village Ten.
Operational GHG Emissions
Operation of the proposed project would result in GHG emissions from vehicular traffic generated
by residents, area sources (natural gas appliances, hearth combustion, and landscape maintenance),
electrical generation, and water supply. Emissions associated with vehicular traffic, electrical
generation, and water supply would be reduced by implementing GHG reduction measures, as
indicated below.
Vehicular Traffic
Annual CO2 emissions from motor vehicle trips for full project buildout were quantified using the
URBEMIS 2007 model (refer to Appendix A for additional details and model assumptions). As
described earlier, CH4 and N2O emissions were accounted for by multiplying the URBEMIS 2007
CO2 emissions by a factor based on the assumption that CO2 represents 95% of the CO2e emissions
associated with passenger vehicles (EPA 2005).
Several regulatory initiatives have been passed to reduce on-road vehicle emissions. These
initiatives (Pavley and EPA/NHTSA standards for light-duty vehicles and the LCFS) have been
estimated to reduce emissions from motor vehicles by approximately 32% by the year 2020,
according to the San Diego County Greenhouse Gas Inventory (SDCGHGI, University of San
Diego 2008).
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Area Sources
Annual CO2 emissions from natural gas combustion for space and water heating, hearth
combustion, and gas-powered landscape maintenance equipment were estimated using URBEMIS
2007. The CO2 emissions from natural gas combustion were adjusted by a factor derived from the
relative CO2, CH4, and N2O for natural gas as reported in the CCAR’s General Reporting Protocol
(CCAR 2009) for stationary combustion fuels and their GWPs.
The previously approved 2014 project is required to comply with Section 15.26.030 of the City’s
Municipal Code, which requires that new residential projects that fall within climate zone 7 be at
least 15% more energy efficient than the 2008 Energy Code. As such, building design would
employ energy efficient measures beyond that required by the Energy Code, resulting in a 15%
reduction in emissions generated by natural gas use.
Electrical Generation
Annual electricity use for the proposed project was based upon estimated generation rates for land
uses in the San Diego Gas & Electric service area. The 2014 FEIR states that the proposed project
would consume approximately 65,521,407 kilowatt-hours per year. The generation of electricity
through combustion of fossil fuels typically results in emissions of CO2 and to a smaller extent
CH4 and N2O. The project as currently proposed will comply with the 2022 California Energy
Code or current code cycle at time of construction.
Again, the proposed project would be required to comply with Section 15.26.030 of the City’s
Municipal Code, which would result in a 15% reduction in emissions generated by electricity use.
Water Supply
Water supplied to the proposed project requires the use of electricity. Accordingly, the supply,
conveyance, treatment, and distribution of water would indirectly result in GHG emissions through
use of electricity. Water usage rates were obtained from the Overview of Water Service completed
for the proposed project (Dexter Wilson Engineering 2014). The estimated electrical usage
associated with supply, conveyance, treatment, and distribution of water was obtained from a
California Energy Commission report on electricity associated with water supply in California
(CEC 2006).
The City’s Municipal Code defers to Title 24. At minimum, the proposed project will comply with
the 2022 Title 24 code cycle which is more stringent than the code cycle that was in effect at the
time of the original Village 8 East project approval. At that time, it was required, all new residential
construction, remodels, additions, and alterations must provide a schedule of plumbing fixture
fittings that will reduce the overall use of potable water by 20%, which would result in a 20%
reduction in the GHG emissions from electricity generated for supply, conveyance, treatment, and
distribution of water. The 20% reduction in the overall use of potable water was substantiated in
the project’s Water Conservation Plan; in fact, the Water Conservation Plans for Villages Three
and Portion of Village Four, Village Eight East and Village Ten identify a 29.2% reduction in the
overall use of potable water. A new analysis is not being conducted for the proposed amendment
project. However, due to the increased stringency of the 2022 Title 24 Codes, energy conservation
is being enforced by implementation of the State’s water and energy conservation requirements.
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Summary of Operational Emissions
The estimated GHG emissions associated with vehicular traffic, area sources, electrical generation,
and water supply are shown below in Table 9. Because the project phasing overlaps with other
villages, Table 9 includes emissions for Village Three, a portion of Village Four, Village Eight
East, and Village Ten. Additional detail regarding these calculations can be found in Appendix B
of the Air Quality and Global Climate Change Technical Report for the Otay Ranch University
Villages Project. The estimated emissions of CO2E would be 203,688 metric tons per year without
the GHG reduction measures (“business as usual”), and 144,520 metric tons per ye ar with the
GHG reduction measures. As indicated in Table 9, the GHG reduction measures would reduce
GHG emissions by approximately 29%.
Such reduction measures, at the time of the University Villages FEIR approval (2014) included:
1. A low-carbon fuel standard to reduce the “carbon intensity” of California fuels.
2. Reduction of refrigerant losses from motor vehicle air conditioning system maintenance
to restrict the sale of “do-it-yourself” automotive refrigerants.
3. Increased methane capture from landfills to require broader use of state-of-the-art
methane capture technologies.
An additional six early action regulations, which were also considered “discrete early action GHG
reduction measures,” consisted of:
1. Reduction of aerodynamic drag, and thereby fuel consumption, from existing trucks and
trailers through retrofit technology.
2. Reduction of auxiliary engine emissions of docked ships by requiring port electrification.
3. Reduction of perfluorocarbons from the semiconductor industry.
4. Reduction of propellants in consumer products (e.g., aerosols, tire inflators, and dust
removal products).
5. Require that all tune-up, smog check and oil change mechanics ensure proper tire
inflation as part of overall service in order to maintain fuel efficiency.
6. Restriction on the use of SF6 from non-electricity sectors if viable alternatives are
available.
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Table 9: Estimated Operational GHG Emissions (metric tons/year)
Villages Three /Portion of Four, Eight East and Ten
Source CO2E Emissions CO2E Emissions w/ GHG
Reduction Measures
Percent
Reduction
Motor Vehicles 138,188 93,968 32%
Area Sources
Natural Gas Combustion 18,213 12,749 30%
Hearth Combustion 26 26 0%
Landscaping 39 39 0%
Electrical Generation 22,031 15,422 30%
Water Supply 9,844 6,970 29%
Solid Waste 14,043 14,043 0%
Amortized Annual
Construction Emissions
1,304 1,304 0%
Total 203,688 144,520 29.0%
Source: See Appendix B of the 2014 Air Quality and Global Climate Change Technical Report for the Otay Ranch University
Villages Project for complete results.
Note: Construction emissions shown include emissions from construction of all Villages analyzed under the proposed project,
including Village Three and a Portion of Village Four, Village Eight East, and Village Ten.
Assessment of GHG Impacts
The City of Chula Vista has developed a number of strategies and plans aimed at improving air
quality while also addressing global climate change. In November 2002, Chula Vista adopted the
Carbon Dioxide Reduction Plan in order to lower the community’s major greenhouse gas
emissions, strengthen the local economy, and improve the global environment. In addition, the
City of Chula Vista requires that an Air Quality Improvement Plan (AQIP) be prepared for all
major development projects with air quality impacts equivalent to that of a residential project of
50 or more dwelling units.
As shown in Table 9, with implementation of GHG reduction measures the proposed project would
reduce GHG emissions by an estimated 29%. The proposed project would therefore exceed the
target of 20% below business as usual that has been established for the purposes of assessing
operational GHG emissions of projects in the City of Chula Vista, and this reduction would be
consistent with the goals of AB 32. Furthermore, the proposed project would be consistent with
the green building standards and energy codes of the City’s Municipal Code. Additionally, the
proposed project would reduce the overall use of potable water by 29%, consistent with the City’s
Municipal Code. Lastly, the project design features as stated in Sections 6.0 and 7.0 of this AQIP
would help to further reduce GHG emissions. The project would therefore have a less than
significant impact on global climate change.
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5. Quantitative Project Evaluation
As stated above, the City of Chula Vista previously used the INDEX CO2 model requirements.
This tool is no longer used. Therefore, a quantitative analysis has been performed for Village 8
East using Option Two: Alternative Modeling Programs, specifically a LEED-ND equivalency
analysis was conducted. LEED-ND criteria are more appropriate than INDEX indicators for the
Village 8 East SPA Plan for the following reasons:
• INDEX indicators do not take habitat preservation and conservation efforts into account, of
which the Project is providing a significant amount.
• LEED-ND criteria measure these benefits to a greater and more accurate extent.
• The INDEX approach uses only 16 indicators, whereas LEED-ND has 56 indicators that are
able to characterize a project much more comprehensively and thoroughly, and ultimately
capture more contributors to GHG emission reductions.
• The underlying basics of the INDEX approach are nearly 15 years old in contrast to LEED-
ND’s latest update in July of 2018. Consequently, current best practices in urban design, green
infrastructure and resilient neighborhoods are not addressed by INDEX indicators but are
covered by LEED-ND criteria.
• The California Energy Code and Green Building Standards have been updated since the
INDEX approach was established.
• The INDEX model is no longer being used.
The Village 8 East SPA Plan scores the equivalent of 41 points under the LEED-ND rating system.
Table 10: LEED Neighborhood Development Plan Village 8 East Equivalency Analysis provides
a description of the project attributes that were considered from the LEED-ND rating system. The
base ND certification of 40 points is the functional equivalent of INDEX indicator thresholds.
Therefore, the Project has demonstrated AQIP compliance.
Table 10: LEED Neighborhood Development Plan Village 8 East Equivalency Analysis
LEED-NDv4 Credit Options Possible
Points
Village 8
Equivalency
Points
Notes
Smart Location & Linkage
SLLp1 Smart Location Transit Served Y/N Yes 1. New infrastructure will be
constructed to serve Village 8
East, but will connect into existing
water, recycled water and sewer
infrastructure. Village 8 East will
also have a Subarea Master Plan
approved by Otay Water District.
The intent of this prerequisite is
being met as development of
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LEED-NDv4 Credit Options Possible
Points
Village 8
Equivalency
Points
Notes
Village 8 East will extend existing
infrastructure.
2. 50% of dwellings and
businesses within 1/2 mile walk of
local bus stop which falls within
the minimum weekday trips (60)
and weekend trips (40). A local
transit stop is planned at Main
Street and Santa Marisol and a
BRT station is planned adjacent to
Village 8 East within the Village 8
West Town Center.
SLLp2 Imperiled
Species and
Ecological
Communities
None Y/N Yes 253.6 acres of MSCP designated
area are within the SPA boundary,
which will be permanently
preserved in their natural
condition.
SLLp3 Wetland and
Water Body
Conservation
None Y/N Yes Village 8 East is implementing the
MSCP Chula Vista Subarea Plan.
Thus, Village 8 East meets the
intent of this prerequisite by
designating approximately 44% of
the SPA area as preserve land
which will be conveyed to public
ownership for permanent
preservation and management.
SLLp4 Agricultural
Land
Conservation
None Y/N Yes Village 8 East is implementing the
MSCP Chula Vista Subarea Plan.
Thus, it meets the intent of this
prerequisite by designating
approximately 44% of the SPA
area as preserve land which land
will be conveyed to public
ownership for permanent
preservation and management.
No active agricultural land will be
converted to other uses.
SLLp5 Floodplain
Avoidance
None Y/N Yes Village 8 East is not located
within a floodplain.
SLLc1 1. Location Type 10
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LEED-NDv4 Credit Options Possible
Points
Village 8
Equivalency
Points
Notes
Preferred
Locations
2. Connectivity
3. High Priority
Locations
SLLc2 Brownfield
Remediation
Brownfield Site 1
High Priority
Redevelopment
Area
2
SLLc3 Access to
Quality Transit
Existing/Planned
Transit
1-7 3 Weighted allocation of points
based on 100 weekday trips and
65 weekend trips.
SLLc4 Bicycle Facilities Bicycle Storage 1 1
Bicycle Location
Bicycle Network 1 1 Connects to an existing bicycle
network with at least 3 continuous
miles (refer to Fig. 2)
SLLc5 Housing and
Jobs Proximity
Affordable
housing
3
30% of total SF
residential OR #
of jobs within 1/2
mile = # of
housing
2
Infill project with
nonresidential
component
1
SLLc6 Steep Slope
Protection
1 1 Per the Otay Ranch GDP §10.C.3
Steep Slope Policy, there is a
ranch-wide requirement to
preserve 83% of steep slopes and
as stated in the Village 8 East
SPA §4.3– assuming the Village 8
East steep slope impacts, the Otay
Ranch GDP steep slope
preservation requirement is
exceeded with a calculated 86%
preservation.
SLLc7 Site Design for
Habitat or
Wetland and
Sites w/o
Significant habitat
or wetlands
1
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LEED-NDv4 Credit Options Possible
Points
Village 8
Equivalency
Points
Notes
Water Body
Conservation
Sites with habitat
or wetlands
1
SLLc8 Restoration of
Habitat or
Wetlands and
Water Bodies
1 1 Village 8 East includes 253.6
acres of Preserve (MSCP) but also
connects to the greater MSCP
area. The steepest slopes are
preserved within the RMP/MSCP
Preserve areas. (Refer to Fig. 5)
SLLc9 Long-Term
Conservation
Management of
Habitat or
Wetlands and
Water Bodies
1 1 The Preserve Owner/Manager is
responsible for overseeing the
day-to-day and long range
preserve management activities
within the MSCP Preserve in
accordance with the Otay Ranch
Resource Management Plan
(RMP).
Neighborhood Pattern & Design
NPDp1 Walkable Streets Y/N Yes All streets have sidewalks, and the
mixed-use area is a “Main Street”
theme which considers special
paving, landscaping and
architectural treatments.
NPDp2 Compact
Development
Y/N Yes Village 8 East has densities from
11-45 du/ac. (Refer to Table 5)
NPDp3 Connected and
Open
Community
Y/N Yes 196 intersections/square mile.
(Refer to Chula Vista CO2 Index
Model Results (approved 2014):
Intersection Density. This exceeds
the pre-requisite of 140.
NPDc1 Walkable Streets 25' setback (80%) 1 1 Per the Planned Community
(PC)District Regulations, no
suggested front setbacks equal or
are greater than 25’ from the
right-of-way.
18' setback (50%) 1 1 The mixed-use retail will be
designed to include pedestrian
oriented features, consistent with
the Otay Ranch GDP and the
Village 8 East SPA Plan. All
storefronts shall be accessed from
sidewalks. Parking should be
located on street or in the rear/side
of planning areas. The Village 8
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LEED-NDv4 Credit Options Possible
Points
Village 8
Equivalency
Points
Notes
East Design Plan explains a
“Main Street” village identity
through the commercial and
mixed use area. The intent of this
credit has been achieved.
1' setback for
nonresidential
(50%)
1
Functional entries
every 75 feet
1 1 The mixed-use retail will be
designed to include pedestrian
oriented features, consistent with
the Otay Ranch GDP and the
Village 8 East SPA Plan. All
storefronts shall be accessed from
sidewalks. Parking should be
located on street or in the rear/side
of planning areas. The Village 8
East Design Plan explains a
“Main Street” village identity
through the commercial and
mixed use area. The intent of this
credit has been achieved.
Function entries
every 30 feet
1
Glass on 60% of
facades
1 1 The Village 8 East Design Plan
explains a “Main Street” village
identity through the commercial
and mixed use area. That includes
storefronts with display windows
to create interest and encourage
window shopping along the
pedestrian walk.
No blank walls
40% of sidewalk
1 1 Blank walls shall not exceed 40%
of the sidewalk when applicable
to building use. The village area is
intended to be pedestrian oriented.
Ground-level
retail, services
must be
unshuttered at
night
1 1 Architecture will be reviewed
during the Design Review
process, but it is expected that
ground level retail will not be
shuttered at night.
On-street parking
provided both
sides on 70% of
streets
1 1 On-street parking is provided
throughout the Village.
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Village 8
Equivalency
Points
Notes
Continuous
sidewalks (10'
wide on mixed-use
blocks)
1
Ground-floor
residential units at
least 24" above
grade
1
Ground floor retail
in multi-stores
1 1 100% retail in the Village Core
planning areas would be accessed
from the ground floor.
Furthermore, all would be
accessed from the sidewalk,
creating preferable street frontage.
Building height-
street width
1
20 mph residential
streets
1
25 mph mixed use
street
1
Driveways limited 1
NPDc2 Compact
Development
Density/acre 1-6 3 The SPA Amendment areas have
allowed densities of the following:
MH: 11 - 18 du/ac
H: 18 - 27 du/ac
VC 18 - 45 du/ac
(Refer to Table 5)
NPDc3 Mixed-Use
Neighborhoods
Uses with 1/4 mile
walking distances
1-4 1 Project as proposed will provide
community-serving
retail/commercial, park, school,
diverse housing types, preserved
open space, transit stop.
NPDc4 Housing Types
and Affordability
Diverse housing
types
1-7
Affordable
housing
1-3 1 328 affordable units are proposed
in Village 8 East. That is 10% of
the total units (328/3,276 = .10).
Additional diverse
housing types
NPDc5 Reduced Parking
Footprint
All off-street
parking at side or
rear
1 1
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Equivalency
Points
Notes
NPDc6 Connected and
Open
Community
Intersections/mile
300-400+
1-3
NPDc7 Transit Facilities 1 1 Local bus facilities will be
provided at the intersection of La
Palmita Drive and Main Street
(Refer to Fig. 3).
NPDc8 Transportation
Demand
Management
Transit Passes 1-21
points for
every 2
options
Developer-
sponsored transit
Vehicle sharing
Unbundling of
parking/fees
Guaranteed ride
home
Flexible work
arrangements
NPDc9 Access to Civic
& Public Space
90% of units and
non-residential use
entrances within
1/4 mile of 1 civic
and passive use
space
1 1 90% of dwelling units are within
1/4 mile walk distance to public
space. There are green spaces,
parks and open spaces proposed
throughout Village 8 East
including play fields at the school
and the park (P-1) (Refer to Fig.
1).
NPDc10 Access to
Recreation
Facilities
1 Rec facility of 1
acre within 1/2
1 1 90% of dwelling units are within
1/2 mile walk distance to rec
facilities. Individual planning
areas may also include rec
amenities (Refer to Fig. 1).
NPDc11 Visitability and
Universal Design
20% of dwellings
are a visitable unit
1
At least 5
Universal Design
Features
1
Kitchen features 1
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Equivalency
Points
Notes
Bedroom/Bathroo
m features
1
NPDc12 Community
Outreach and
Involvement
Community
outreach
1 1 A community meeting will be
held prior to project approval.
Charrette 2
Endorsement
Program
2
NPDc13 Local Food
Production
Neighborhood
gardens
1
Community
supported
agriculture
1
Farmers Market
within 1/2 mile
walking distance
1
NPDc14 Tree-Lined and
Shaded
Streetscapes
Trees planted 50
oc on at least 60%
of streets
1 1 As confirmed by the project
Landscape Architect, street trees
will be planted 30-40’ on center.
Shaded sidewalks
on 40% of
sidewalks within
10 years
1
Certification from
landscape
architect that trees
are planted
properly and not
invasive
1 1
NPDc15 Neighborhood
Schools
Neighborhood
school within 1/2
mile
1 1 An elementary school is proposed
in Village 8 East (S-1). (Refer to
Fig. 1).
Green Infrastructure & Buildings
GIBp1 Certified Green
Buildings
Y/N No
GIBp2 Minimum
Building Energy
Efficiency
Y/N Yes
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Village 8
Equivalency
Points
Notes
GIBp3 Minimum
Building Water
Efficiency
Y/N Yes
GIBp4 Construction
Activity
Pollution
Prevention
Y/N Yes
GIBc1 Certified Green
Buildings
Number of
buildings certified
under LEED OR
other green
building rating
system 10-20% 1
point;
20-30% 2 points;
30-40% 3 points,
40-50% 4 points;
+50% 5 points
1-5
GIBc2 Optimize
Building Energy
Performance
12% above
ASHRAE; OR
20% ASHRAE
1-2
ASHRAE 50%
Advanced Energy
Design
2
GIBc3 Indoor Water
Use Reduction
Reduce water use
40% non-
residential
1 1 CalGreen exceeded requirement at
the time the original 2014 project
was approved. Except for toilets,
the 2019 and 2022 CalGreen code
is consistent with this credit
requirement.
90% of residential
buildings would
earn 4 points
under LEED v4
1 1 CalGreen exceeded requirement at
the time the original 2014 project
was approved. Except for toilets,
the 2019 and 2022 CalGreen code
is consistent with this credit
requirement.
GIBc4 Outdoor Water
Use Reduction
No irrigation 2
Reduced irrigation
30% 1 point; 50%
2 points
1-2 2 California Code exceeds
requirements. Previously
approved landscape plans meet
the California Model Water
Efficient Landscape Ordinance
(MWELO).
GIBc5 Building Reuse N/A 1
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Points
Notes
GIBc6 Historic
Resource
Preservation and
Adaptive Reuse
N/A
GIBc7 Minimized Site
Disturbance
1
GIBc8 Rainwater
Management
Manage runoff on
site 80th percentile
1 point; 85th 2
points; 90th 3
points; 95th 4
points
1-4 2 Stormwater management
requirements in the San Diego
Region require capture of the 85th
percentile
GIBc9 Heat Island
Reduction
Non-roof
measures
1
High-reflectance
and vegetated
roofs
1
Mixed non-roof &
roof measures
1
GIBc10
Solar Orientation
Block orientation 1 1 Block orientation within the
planning areas will be determined
during the Design Review
process. However, with the
stringent solar/photovoltaic code
requirements (2019 and 2022),
The intent of this credit has been
met.
Building
orientation
1 1 Building orientation within the
planning areas will be determined
during the Design Review
process. However, with the
stringent solar/photovoltaic code
requirements (2019 and 2022),
The intent of this credit has been
met.
GIBc11 Renewable
Energy
Production
Renewable energy
production
5% - 1 point,
12.5% -2 points;
20% -3 points
1-3 1 2019 California Energy Code
requires solar installation unless
alternative method that is equally
as efficient as solar is used. 2022
Code is more stringent the 2019
Code and includes provisions for
battery storage, further conserving
energy.
GIBc12 District Heating
and Cooling
Needs to be 80%
of projects annual
2
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Village 8
Equivalency
Points
Notes
heating
and/cooling
GIBc13 Infrastructure
Energy
Efficiency
Infrastructure to
be 15% annual
energy reduction
1
GIBc14 Wastewater
Management
25% of
wastewater is
reused on-site
1 point; 50% 2
points
1-2
GIBc15 Recycled and
Reused
Infrastructure
1
GIBc16 Solid Waste
Management
1 1 CalGreen requires that a minimum
of 65% of nonhazardous
construction and demolition waste
be either recycled or salvaged for
reuse.
GIBc17 Light Pollution
Reduction
1 1 Per CalGreen requirements.
Innovation & Design Process
IDCPc1 Innovation
IDCPc2 LEED®
Accredited
Professional
1 1
Regional Priority Credits
Regional Priority
Credit: Region
Defined
Rainwater
Management
Regional Priority
Credit: Region
Defined
Mixed-Use
Neighborhoods
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Points
Village 8
Equivalency
Points
Notes
Regional Priority
Credit: Region
Defined
Housing Types
and Affordability
Regional Priority
Credit: Region
Defined
Total points
41
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Figure 2: Proposed Bicycle Circulation Plan
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Figure 3: Proposed Transit Plan
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Figure 4: Proposed Pedestrian Circulation Plan
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Figure 5: Steep Slopes
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Figure 6 is provided as an example of how the development standards promote creation of a
pedestrian-oriented village. Pedestrian oriented streets are encouraged on specific streets where
topography and grade are not an inhibitor to walking.
Figure 6: Development Standards Example
(Please refer to the Village 8 East PC Regulations Document)
Standard(1) RM-1 RM-2 Notes
Minimum Density 11 du/ac 18 du/ac Calculated as total
dwelling units per parcel or
project area; shall not be
calculated on a per-
product/home type basis.
Maximum Density 18 du/ac 27 du/ac
Minimum Lot Area N/A Shall not apply
Maximum Lot Coverage N/A Shall not apply
Maximum Building Height(4) 45 feet 60 feet See section 3.H Height
Exceptions
Minimum Public Street Setbacks (2)(3)
La Palmita Drive 7.5 feet(4)
All setbacks are subject to
California Building Code
(“CBC”) and California
Fire Code (“CFC”)
standards based on
building design and fire
rating; see section 3.I
Permitted Building
Encroachments &
Projections
Main Street 5 feet from toe
of slope N/A
Calle Escuela 5 feet(4) ; 4 feet(4) for stoop conditions
Del Sueño Drive N/A 5 feet(4) ; 4 feet for
stoop conditions
La Media Parkway 7.5 feet(4) N/A
Savoria Parkway
5 feet(4); 4
feet(4) for stoop
conditions
facing street
N/A
Delgado Drive
5 feet(4); 4 feet
for stoop
conditions
facing street
N/A
Via Palermo 5 feet(4) N/A
From Street to porch/ patio/courtyard
walls 4 feet(4) Fences permitted at back of
ROW/property line
Minimum Private Drive / Private Drive Aisle Setbacks
Building to Private Drive 4 feet(4) Measured from back of
sidewalk or parkway
Garage Door to Private Drive
17 feet standard; 5 feet allowed for
35% of Private Drive non-sidewalk
condition Regulates driveway aprons
Garage Door to Private Drive Aisle 3 feet; or ≥17 feet
Building Separations
Private Drive Aisle Dimension
30 foot garage door to garage door;
24 foot building separation 2nd story
and above
See Exhibit 3
Unless otherwise increased
or decreased by CBC/CRC
All Other Building Separations
Subject to CBC, California
Residential Code (“CRC”) and CFC
standards based on building design
and fire rating
Required Open Space(2)(5)
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Standard(1) RM-1 RM-2 Notes
Private Usable Open Space
Minimum Dimension 6 feet; 60 sq.
ft. to qualify
5 feet; 40 sq. ft. to
qualify
Studio/1 Bedroom/2 Bedroom Unit 80 sq. ft. per
unit 200 sq. ft. of
combined Private
and Common
Usable Open Space
per unit
No dimension shall be less
than 5’ to qualify ≥3 Bedroom Unit 120 sq. ft. per
unit
Common Usable Open Space(2)(5)
300 sq. ft. per
unit
10 foot minimum
dimension; CUOS shall be
within ¼ mile of the
residences to be served
Required Parking(2)(5)
Multi-Family Attached & Detached
Residential Per Unit Parking
See Village 8 East Planned
Community District
Regulations, Chapter 3
Multi-Family Zoning
District and (section 3.J.4)
and Chapter 8 Parking
Regulations.
Studio 1.0 space per unit
1 bed/2 bed Units: 2.0 spaces per unit, covered or garage
space
≥3 Bedroom Units
2 spaces per unit (covered or garage
spaces) + 0.25 unassigned space for
each additional bedroom over 3
Guest Parking 1 space per 10 units
Bicycle Parking Comply with CalGreen requirements
(1) All standards are minimums unless
otherwise noted.
(2) Minor modifications to standards are
permitted subject to Section 10.E
Minor Administrative Modifications.
(3) Only public street setbacks shall be
regulated. Interior and rear property
line setbacks shall not be regulated.
Across interior property lines,
building separations shall comply
with State building and fire codes.
Where two or more parcels are
developed as a single project, setback
shall not be applicable to the property
line separating the two parcels; all
building separations shall be
regulated per building and fire codes.
(4) Measured from back of ROW.
Required setback is permitted within
or to include ‘Landscape Buffer’
noted on the TM and SPA Plan.
(5) Parking and common usable open
space will be calculated for each
parcel; but may be combined and
implemented as joint use facilities
shared between any adjoining
parcels. Requirements are permitted
to be calculated in the aggregate
across two adjoining parcels per
section 3.C.5.
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6. Community Design and Site Planning Features
Table 11: Community Design and Site Planning Features, below, provides an overview of the
proposed Community Design and Site Planning Features, as well as building and landscape
features, which have been integrated into the V illage 8 East SPA Plan to create a sustainable
community. These measures are based on California Air Pollution Control Officers Association
(CAPCOA) Greenhouse Gas Mitigation Measures.
Table 11: Community Design and Site Planning Features
Transportation Related Measures
Village 8 East provides for future local bus services within close proximity of multi-family housing.
Village 8 East SPA streets will provide for a maximum travel speed which allows residential streets to
be used by neighborhood electric vehicles and bicycles.
Off-street pathways and trails in Village 8 East will accommodate pedestrian and bicycle travel.
The Village 8 East provides for future local bus services, inclusive of a transit stop at the intersection of
Main Street and Santa Marisol.
All Village 8 East development will comply with CalGreen standards for EV charging stations.
Energy-Conservation Related Measures
Project will be compliant with prevailing building and energy codes at the time of permit submission.
Project-wide recycling for residential, school, commercial, and retail establishments will be required as
required under the County’s recycling ordinance and CalGreen.
Indoor residential appliances will carry the Environmental Protection Agency’s (EPA) ENERGYSTAR®
certification, as applicable and feasible.
2019/2022 California Green Building Code Title 24, Part 11 (CalGreen) requires that 65% of all new
construction waste generated at the site be diverted to recycle or salvage. Additionally, the State has set
per capita disposal rates of 5.3 pounds per person per day for the City of Chula Vista. The Project will
be in conformance with such requirements.
CVMC 8.25.095 requires all new construction and demolition projects to divert 100% of inert waste
(asphalt, concrete, bricks, tile, trees, stumps, rocks and associated vegetation and soils resulting from
land clearing from landfill disposal); and 50% of all remaining waste generated, unless partial or full
diversion exemption is granted. Contractors will be required to put up a performance deposit and prepare
a Waste Management Report form to ensure that all materials are responsibly handled. Upon verification
that the diversion goals have been met the performance deposit will be refunded.
Landscape and irrigation to comply with California’s Model Water Efficient Landscape Ordinance
(MWELO).
All residential units will be part of the local utility demand response program to limit peak energy usage
for cooling.
All development will provide PV solar systems and battery storage as required by Title 24.
Energy efficient lighting for streets, parks, and other public spaces will be required. Private developers
will use energy efficient lighting and design.
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Water-Related Measures to Reduce GHGs
All landscape shall comply with CVMC § 20.12. Landscape Water Conservation requirements as well as
2022 CalGreen requirements.
Drought tolerant, low-water usage native vegetation will be planted in public landscaped areas.
High-efficiency irrigation equipment, such as evapotranspiration controllers, soil moisture sensors and
drip emitters, will be required for all projects that install separate irrigation water meters.
Indoor residential plumbing products will carry the EPA's WaterSense certification and be compliant
with CalGreen.
7. Chula Vista CO2 Reduction Plan
This section provides a comparative evaluation between the proposed community/site design
features and the energy efficiency emission reduction action measures contained in the City’s
Carbon Dioxide CO2 Reduction Plan. This list can be found in Attachment A of the Chula Vista
AQIP Guidelines. Table 12 below provides a summary of project consistency with the City’s CO2
reduction action measures.
Table 12: Summary of Village 8 East Consistency with City CO2 Reduction Action
Measures
Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
Measure 6 (Enhanced Pedestrian
Connections to Transit):
Installation of walkways and
crossings between bus stops and
surrounding land uses.
Village Pathway on Street “A” and
Street “B” connecting to internal local
bus stop and Promenade Streets/Trails;
Intersection neck-downs; Regional
Trails on Main Street and Otay Valley
Road connected to Village 8 Town
Center Rapid Bus stop.
The Project will implement the
design features which will enhance
the pedestrian connection to transit
stops located with the SPA Plan
area and the planned Village 8
West Rapid Bus stop. There is a
proposed Village 8 East local stop
at Main Street and Santa Marisol.
Measure 7 (Increased Housing
Density near Transit): General
increase in land use and zoning
designations to reach an average
of at least 14-18 dwelling units
per net acre within ¼ mile of
major transit facilities.
The amendment for Village 8 East
proposes residential densities at a
Medium-High to High density range.
The densities closest to the transit
stops are 11 – 18 du/ac and 18-45
du/ac. Refer to Table 5.
Reduces vehicle-miles traveled that
in turn reduces the GHG emissions.
Measure 8 (Site Design with
Transit Orientation): Placement
of buildings and circulation routes
to emphasize transit rather than
auto access; also includes bus
turn-outs and other transit stop
amenities.
Village 8 East SPA Transit Plan /
Centrally-located local bus stop at
Village Core;
P.C. District Regulations – building
setbacks
The Village 8 East SPA land use
plan site design accommodates a
centrally located mixed use and
medium-high density core with a
transit stop within ¼ mile of the
higher density residential uses.
The building setback requirements
in the PC District Regulations and
Village Design Plan policies will
provide for pedestrian-scaled
building frontages to encourage
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
walking. Refer to setback standards
provided in Figure 6.
The proposed local bus stop will be
all-weather and provide seating, per
City standards.
Measure 9 (Increased Land Use
Mix): Provide a greater
dispersion/variety of land uses
such as siting of neighborhood
commercial uses in residential
areas and inclusion of housing in
commercial and light industrial
areas.
Village Core that provides opportunity
for a mix of uses including
commercial, park, school, and
residential.
Reduces vehicle-miles traveled that
in turn reduces the GHG emissions.
The Village Core provides a mix of
uses including commercial and
park uses in a residential area,
consistent with Measure 9.
Measure 10 (Reduced
Commercial Parking
Requirements): Lower parking
space requirements; allowance for
shared lots and shared parking;
allowance for on-street spaces.
The SPA provides for on-street
parking.
The project includes on-street
parking spaces throughout the
Village Core which reduces the
need for large, paved parking lots.
Measure 11 (Site Design with
Pedestrian/Bicycle Orientation):
Placement of buildings and
circulation routes to emphasize
pedestrian and bicycle access
without excluding autos; includes
pedestrian benches, bike paths,
and bike racks.
P.C. District Regulations – building
setbacks
Promotes bicycling and walking
thereby reducing vehicle-miles
traveled that in turn reduces the
GHG emissions.
The building setback requirements
in the PC District Regulations and
Village Design Plan policies will
provide for pedestrian-scaled
building frontages to encourage
walking and bicycling.
Bike racks will be provided at
parks, the elementary school and
the mixed use commercial/retail
center in the village core.
Garages set back from the living
area of homes and are discouraged
in fronts of homes on multi-family
and cluster units.
Refer to Figure 6 (when available).
Measure 12 (Bicycle Integration
with Transit and Employment):
Provide storage at major transit
stops and employment areas.
Encourage employers to provide
showers at the place of
Bicycle storage per the P.C. District
Regulations.
CalGreen requires nonresidential
buildings anticipated to generate
visitor traffic to provide short-term
Promotes bicycling that can reduce
vehicle-miles traveled that in turn
reduces the GHG emissions.
The P.C. District Regulations
include requirements for bicycle
storage and shower/changing
facilities in businesses such that
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
employment near major transit
nodes.
bicycle racks within 200 feet of the
visitors’ entrance.
future employees may bike to
work, consistent with CalGreen
requirements.
Measure 13 (Bike Lanes, paths,
and Routes): Continued
implementation of the City’s
bicycle master plan. Emphasis is
to be given to separate bike paths
as opposed to striping bike lanes
on streets.
The Circulation of the SPA details the
circulation system in the Village
including the off-street Village
Pathway, the Promenade
Streets/Trails; Regional Trail and
Greenbelt Trail and all provide bike
paths. (Refer to Figure 2 and Figure 4
within this AQIP).
Promotes bicycling that can reduce
vehicle-miles traveled that in turn
reduces the GHG emissions.
Measure 14 (Energy Efficient
Landscaping): Installation of
shade trees for new single-family
homes as part of an overall City-
wide tree planting effort to reduce
ambient temperatures, smog
formation, energy use, and CO2.
Village 8 East Street tree planting
shall 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.
The Village 8 East street sections
provide for landscaped parkways with
street trees. The Water Conservation
Plan identifies appropriate tree which
are water efficient.
Reduces energy consumption that
reduces GHG emissions.
Measure 16 (Traffic Signal &
System Upgrades): Provide high-
efficiency LED lamps or similar
as approved by the City Engineer.
Chula Vista Public Works Department
is testing the use of induction/LED
lighting for public streets in a pilot
program. If it is determined that one of
these lighting systems is feasible on a
citywide basis, the applicable lighting
system will be used in Village 8 East.
Reduces energy consumption that
reduces GHG emissions.
Measure 18 (Energy Efficient
Building Recognition Program):
Reducing CO2 emissions by
applying building standards that
exceed current Title 24 Energy
Code requirements.
Project will meet code.
The updated Title 24 Building
Code requirements are continually
more stringent to reduce energy
consumption and emissions.
Therefore, meeting code
requirements will inherently work
towards energy efficiency and
GHG reductions.
Measure 20 (Increased
Employment Density Near
Transit): General increase in land-
use and zoning designations to
focus employment-generating
Village Core and medium-high to
high density residential close
proximity to local bus stop.
Reduces vehicle-miles traveled that
in turn reduces the GHG emissions.
The Village 8 East SPA land use
plan locates a commercial/retail
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction
Action Measures
land-uses within ¼ mile of major
transit stops throughout the City.
and higher densities near the
planned future local bus stop.
8. Credit Towards Increased Minimum Energy Efficiency Standards
Village 8 East will comply with CVMC Sections 15.12 and 15.26 which both defer to California
Code, Title 24. Title 24, Part 6 refers to the Energy Code and Part 11 refers to Green Building
Standards. These code sections work toward energy efficiency in the building envelope, lighting
and appliances, and landscape features.
Detailed provisions related to the calculation and application of credits are currently under
development and subject to subsequent review and approval of City Council.
9. Monitoring
This section includes a written description and a checklist (Table 13) summarizing the project
design features and mitigation measures that have been identified to reduce Village 8 East effects
on air quality and improve energy efficiency.
Table 13: Village 8 East Air Quality Improvement Plan Compliance Monitoring Checklist
AQIP Project Design
Features/Principles
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation
(Column to be
Completed with
Implementation)3
PLANNING
Mixed Use Village Core Plan Review Tentative Map City of Chula
Vista
Elementary School Plan Review Tentative Map City of Chula
Vista
Neighborhood Park Plan Review Tentative Map City of Chula
Vista
Commercial/Retail Center Plan Review Tentative Map City of Chula
Vista
Local Bus Stop Transit
Review Per SANDAG SANDAG/City
Rapid Bus Stop Transit
Review Per SANDAG SANDAG/City
CPF-1 (Community Purpose Facility) Plan Review Tentative Map City of Chula
Vista
Private Open Spaces Plan Review Tentative Map City of Chula
Vista
Village Pathway – Street A and Street B Plan Review Tentative Map City of Chula
Vista
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AQIP Project Design
Features/Principles
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation
(Column to be
Completed with
Implementation)3
Promenade Trails Plan Review Tentative Map City of Chula
Vista
Chula Vista Regional Trail – Main Street
and Otay Valley Road Plan Review Tentative Map City of Chula
Vista
Chula Vista Greenbelt Trail Plan Review Tentative Map City of Chula
Vista
Attached Homes Plan Review Tentative Map City of Chula
Vista
Narrower Streets Plan Review Tentative Map City of Chula
Vista
Air Quality Mitigation Measures
Construction related emissions Permit Review Grading
Permit
City of Chula
Vista
Siting of sensitive land uses Permit Review Building
Permit
City of Chula
Vista
TAC Emission Compliance Permit Review Building
Permit
City of Chula
Vista
BUILDING
Green Building Standards
New Construction Recycling Plan
Waste
Management
Report Review
Construction
or
demolition
permit
City of Chula
Vista
Space of recycling in projects Plan Check
Tentative
Tract OR
Building
Permit
City of Chula
Vista
Energy Efficiency Standards
Size of dwellings units Plan Check Building
Permit
City of Chula
Vista
Building compliance with prevailing code Plan Check
Building
Permit/ Title
24 Energy
Report
City of Chula
Vista
Installation of energy efficient appliances
as code requires Plan Check Building
Permit
City of Chula
Vista
Indoor water fixture requirements:
Hot Water Pipe Insulation
Plan Check Plumbing
Permit
City of Chula
Vista
VILLAGE 8 EAST SECTIONAL PLANNING AREA PLAN
AIR QUALITY IMPROVEMENT PLAN
Page 59 April 2024
AQIP Project Design
Features/Principles
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation
(Column to be
Completed with
Implementation)3
Water Efficient Dishwashers (residential
only)
Dual Flush Toilets
Installation of Pressure Reducing Valves Plan Check Plumbing
Permit
Otay Water
District
Landscape Water Conservation Plan Check Landscape
Plan
City of Chula
Vista
Installation of Recycled Water for street
parkway landscape, parks, manufactured
slopes and landscape common areas of
commercial and multi-family residential
sites.
Plan Check
Tentative
Tract Final
Map,
Improvement
Plans
Otay Water
District/ City
of Chula Vista
Notes:
1. Method of verification may include, but is not limited to, plan check, permit review, and site inspection.
2. Identify the party responsible for ensuring compliance (City of Chula Vista, San Diego APCD, Other).
3. This column shall include all pertinent information necessary to confirm compliance including document
type, date of completion, plan/permit number, special notes/comments, and contact information.